Posts Tagged ‘San Diego homes’

Why Flat Fee Brokerages May Not Benefit Sellers

Wednesday, September 20th, 2017

Flat fee brokerages have been around for a long time, and recently there have been a few additions to the real estate flat fee brokerage world. For those who do not know about these companies, they attract home sellers by promising to list homes for a set fee that is lower than what the average real estate agent will charge for the same work. This sounds great right? Many sellers agree and sign listing agreements excitedly, without considering the facts.

Here are some reasons to truly investigate flat fee brokerages prior to signing on the dotted line:


1.Service. There are new flat fee brokerages out there that promise to provide the same great service as traditional agents who charge more commission to do the same work. Make sure you understand what you are getting for the price you pay.

Flat fee agents tend to have a LOT of listings. I know from much personal experience that one listing alone requires a lot of my attention and availability. Personally servicing multiple listings will jeopardize service.

Also keep in mind that flat fee agents do not get paid much per listing – they make up for that in volume. Will that lead to lack of attention to your listing? You need to figure that out.

2. Paperwork. Many flat fee brokerages charge such low fees because they do not actually handle paperwork or showings. There are those who promise full service, but MAKE SURE you get an explanation of exactly what that means – if you have it in writing and the agent cannot deliver you should be able to fire him or her (see number 3).

3. Check the contract thoroughly. Many flat fee brokerages have clauses in their contracts that sellers may not understand, such as agreements to purchase replacement property only with the brokerage (remember, flat fee brokers make more money from buyer sales than from listings since they get paid full commissions for those), to only use affiliated mortgage companies, or to forfeit money if you cancel the contract. Be careful and make sure you fully understand what you are signing. It is also very important to make sure that you can fire your agent/brokerage if you are not satisfied – at any time – without being penalized or trapped in a contract. If you need help deciphering these contracts, seek legal counsel.

4. Check the brokerage client satisfaction history. It is always important to check testimonials and stories from clients who have used the services of any broker. Spend time researching not only the broker’s own site and third party sites (like Zillow or Yelp), but also check news stories online. You may be surprised at some of the negative press you find on the brokerage.

5. Legalities. Keep in mind that selling a home is a legal transaction – if you do not have someone to guide you it could be dangerous. In order to avoid being sued it is always a smart idea to work with a real estate agent who can help you with paperwork and deadlines, as there are many of both in every real estate transaction. Not to mention, brokerages have insurance to protect against many issues that may arise, IF they were representing you. Flat fee brokerages that just list your home on the MLS and have you do all the work may set up situations that are ripe for breaches of contract and non-disclosure issues, among others. Make sure you have someone guiding through the sales process, or hire an attorney to look over all your paperwork.

There are some new flat fee brokerages out there that are trying to change the way the flat fee business is handled by promising stellar service. This is a great intention, but if you are a seller make sure that you understand the contract you sign, as well as your rights. You may want to speak with traditional agents to compare services.

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The bottom line is that commissions are not set in stone, but you do get what you pay for in most cases so make sure you understand to what services you are entitled for what you are paying. If you are not happy, you should be able to fire the agent.

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Working with One Agent vs. a Real Estate “Team”

Thursday, August 31st, 2017

I’ve seen a lot of changes in the real estate industry over the last 14 years, and one of the biggest has been the increase in the number of “teams.” A team is a group of real estate agents who work under one broker. For example, say John Smith works for Real Estate Company, and he forms a team of 10 agents. They all work for Real Estate Company, but they work together with John Smith as his team members; multiple agents may work together with a client during a home sale or purchase.

Many people wonder how a team can benefit them if they are a buyer or seller, and whether it makes more sense to hire a sole agent or a team. Needs and opinions will vary, but here are the reasons I feel that working with an experienced sole agent, rather than a team, can truly benefit buyers and sellers:

1.  Facts and details.  As a sole agent, my clients know they are working with ME. They will not have to deal with a slew of other agents, assistants, secretaries or other people. If they have a question, they will be able to reach ME. I always answer my phone and if I am with another client or in a meeting, I call back quickly. My clients love this, because I know what is going on at all times in regards to their sale or home search. In turn, it benefits me because I do not have to check in with someone else to find out what is going on before calling or visiting a client.

2.  Relationship. I have ALWAYS said the real estate is not just about selling property – it is about forming a relationship with the person who is entrusted to handle a legal transaction on your behalf. Buying or selling a home or investment property is fraught with legalities – you need to know that the person you select to help you truly has your back. I believe (and my clients confer) that it is easier to form a relationship with one person who is dedicated to serving you.

3.  Connections. Team members often claim that they provide superior service because they have a bevvy of “exterior” (not agents) experts – loan officers, escrow officers, title people, contractors, etc. Well, guess what? Sole agents have those too – in fact, I have a list with many kinds of referrals that I have compiled over the years, and my clients reap the benefits.

4.  Numbers game. As a sole agent my goal is to be there for my clients. I don’t focus on how many sales I can make, but rather on how I can best serve each individual to the best of my ability. If I cannot then I will not take on new clients. The key is dedicated service, not a numbers game.

People have different opinions on how their needs can best be served when it comes to real estate transactions, and that is great. If you are planning on buying or selling real estate, it is important to figure out what you expect from your relationship with your agent or team, and to make that clear up front. Most importantly, make sure you find an area expert who has experience selling homes. A large percentage of agents have secondary jobs and do not think of real estate as their career – find one who is a professional.

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5 Changes to Real Estate Markets That May Be on the Horizon

Thursday, March 16th, 2017

As many in the real estate industry anticipated, the mortgage interest rate has been raised, and predictions are that rates will go up again, possibly multiple times this year. What does that mean for home buyers, sellers and the real estate market in general?

1. Inventory will likely remain low. Since inventory in most markets is already low the rise in rates could keep it that way. That is because home sellers who were considering selling may choose to stay in their homes. Those who have low mortgage rates currently may decide not to make a  move if their new rates will be higher – it will all depend on numbers for many sellers. OR – there is always a chance that rising rates may cause some to sell quickly in order to prevent being locked into their homes for potentially years to come…it will remain to be seen.

2. People may be priced out of markets. If there are fewer homes on the market then home buyers will have a more difficult time finding homes due to high demand and low supply, which normally creates higher prices. As competition heats up, some buyers – likely many first time home buyers – will be priced out of the housing markets in many areas. Unless home builders supply the market with new inventory there could be a stall ahead.

3. Cash buyers will continue to play a role. In many markets, especially condo and townhome markets priced at $650,000 and under, I believe cash buyers will continue to be out in force snatching up these properties. Many first time buyers will have to contend with these cash buyers, and usually that is a losing game for the buyer who is getting a loan (since cash buyers do not require appraisals and can close more quickly; not having to rely on a lender to get the sale closed is a plus to many home sellers).

4. Rental market will continue to be saturated. If the above holds true then the already saturated rental market will continue to be busy – landlords will be able to make good money and raise rents because there will be plenty of renters needing homes who will pay the higher prices if current tenants cannot. This point correlates with the increase in cash buyers that we have seen lately in the “lower end” markets – many of them have been purchasing the lower priced properties for income potential, and it is a great time to make money in the rental market.

5. Real estate industry could see changes. With less inventory real estate brokers and agents could see a big change in the industry. Much like the exodus of sales people during the foreclosure crisis of 2008-2011, I predict many agents will again leave the business because they will not be able to survive in such a tight market. I also predict agent commissions will go down if there are fewer homes which sell faster.

The bottom line is that the real estate market in many areas, at least here in San Diego County and others in California, is still “hot,” but it is getting more difficult for people to get into it. This could affect future home ownership rates and the real estate industry as a whole.

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Top 10 Overlooked Home Purchase Questions

Tuesday, September 24th, 2013

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Rate Increases Will Affect Your Mortgage Payments

Tuesday, February 12th, 2013

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Be Careful What You List For

Saturday, September 8th, 2012

Although many local housing markets are experiencing increased sales prices, it is still very important to be careful in listing your home at the right price. I have always adhered to the notion that a listing has the strongest potential to attract qualified home buyers the first two weeks on the market (many agents say it is the first 30 days, but I think the first two weeks are the most crucial). With a great listing agent, a strong marketing plan, and quality photos of your home, the right list price will provide the opportunity to attract many buyers, possibly leading to multiple offers.

Here are some of the issues sellers can face if their home is not priced right from the start:

1.  Lack of interest. It used to be that buyers would come and see properties even if they were not priced well. In the last few years, it seems like that is no longer the case. Many buyers now prefer to to wait on price reductions, with the philosophy that lengthy market time means sellers are breaking down their barriers and might be willing to sell for UNDER market value, just to finally get rid of their homes. Those homes that are priced well garner more interest from both agents and buyers, and have a higher chance of selling. In fact, in many areas, such as here in North San Diego, homes that are priced well end up getting multiple offers and even selling above list price.

2.  Extended market time. This really goes hand in hand with number one, above. If you do not have your home priced right you will not generate interest amongst qualified buyers; no interest = longer market times. Lots of buyers tend to want to wait until prices come down, rather than trying to negotiate with sellers whom they feel are unreasonable in the expectations. Price reductions down the road do not seem to stimulate interest like a new listing hitting the market.

3.  Appraisal issues. We are seeing many more appraisal issues now, mostly because the banks have been so stubborn with lending. They want to prevent the free-for-all lending environment that caused the housing crash. In my opinion, they are really being too strict in lots of cases. Where there are strong sold comparables, and home prices can justifiably be increased (due to location, condition and upgrades), it is important for the lenders to understand that such properties should sell for more. But of course, there are limits.

4.  Distressed property comparisons. Many sold comparables might contain a few or lots of distressed sales. Some agents still believe that appraisers appraise properties with two different sets of criteria: distressed and non-distressed. That is no longer the case, in my opinion. Just because a  home is distressed most lenders still expect the home to sell according to comparable market prices. There IS an advantage to the waiting periods for non-distressed properties, but all things being equal your home should not sell for $100,000 more simply because it is not a short sale or bank-owned property. Of course, many other factors need to be considered in appraisals, including condition, location and upgrades.

So, how do you come up with the right price for your property? The first thing to do is to hire an experienced area agent. He or she can provide you with an extensive comparable market analysis, and then you can consider any upgrades, superior location, views, etc. It is alright to add on a reasonable amount for any of these “extras,” so discuss with your agent as to what is considered reasonable. If you  have a home that is difficult to compare, you may want to consider paying for an appraisal before listing. Even if your market has become a sellers’ market, as have many attached homes in San Diego cities, you still need to be reasonable in pricing your listing. In retrospect, once you have sold your home, I think you will be happy that you did everything right at the beginning.

 

 

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San Diego Home Sales for 2011

Friday, January 20th, 2012

The numbers are in! Below are the home sale statistics for San Diego in 2011. If you would like a .pdf copy of the entire chart, please email me at Rachel@LaMarRealEstate.org and I will be happy to send them to you. Thank you to title rep extraordinaire, Roxanne Kelemen with Advantage Title for this data.

 

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Bright and Spacious Oceanside Cul-de-Sac Home!

Monday, January 2nd, 2012

Welcome to 243 Azul Way! This new listing in the Pravada neighborhood of Oceanside offers a wonderful floorplan with almost 2400 square feet. With four bedrooms, a downstairs office and a sunny loft, this home has it all.

Features:

  • 2392 square feet
  • Light and bright
  • Large living room/dining room combo with cathedral ceilings
  • Downstairs office/den
  • Upstairs laundry room
  • Quaint backyard with stamped concrete
  • 3 car garage
  • Custom paint
  • Fireplace in family room
  • Kitchen/family room combo
  • Large play area just steps away
  • Upstairs loft
  • Close to shopping centers
  • MLS number 110068185

Located on a quiet cul-de-sac with a community play area, this home is waiting for you! For more details please visit the property website. Please contact Broker Rachel LaMar for more information at 760-310-9466, or Rachel@LaMarRealEstate.org. CA DRE license number 01399682

 

 

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