Homes Sold by AZ Mastermind Group
Wednesday, September 16, 2009
Sunday, August 3, 2008
If you are saying this one little phrase when you speak to clients, you could potentially scare them away!
2/28/2008 1:32 PM
If You are Saying this One Little Phrase When You Speak to Clients, You Could Potentially Scare Them Away!- By Michelle Shelton, Arizona REALTOR
How many times when you are talking to a company representative about your specific service needs, do you hear the constant response, "No problem"? A better question would be, how often do you hear yourself saying "No Problem" to your clients? In the last few years this phrase seems to have invaded our culture in a big way.
No problem may sound like a reasonable response in the service industry. However, I am here to tell you it is like nails on a chalkboard to me! Why? Because when your customer service reps keep saying, "No Problem", they are actually setting you up for future....well.....you know......problems! Aren't there already enough problems in real estate? I think so!
Unless you want your business to be considered a Crisis Center, I would encourage you to teach your reps to stay in line with phrases that lean more toward service excellence and stay away from any and all "problem" words and phrases.
You know I am big on pointing out negative words. You should also know that I would not leave you hanging without offering solutions and alternatives to those negative words. So, what would I suggest you and your representatives say instead of "No Problem"? See if some of these trick your trigger:
"Absolutely"
"Of course!"
"Right away!"
"We can certainly help you with that."
"Your wish is my command."
"Call us when you need to."
"You are in good hands!"
"You got it!"
You might think I am splitting hairs here and that the catchy phrase of "No Problem" is actually...well...okay. I, on the other hand, don't think so. It IS a problem for me! I also don't use the phrase "Call us when you have a problem." For crying out loud, I have in-laws for that! I have my own share of problems. I certainly don't want everyone else bringing me theirs! The last word I leave on my clients mind should not be "problem". If you present your company and yourself as a problem solver you may as well start a Crisis Hotline and reassign your business number to HELP-911. Sounds a little co-dependent, doesn't it?
The other thing these phrases do is get your client subliminally thinking...well....what if it WAS a problem...does that mean they wouldn't help me with it? Maybe they will even start to think YOU are the problem. The subconscious mind is very powerful. Don't test it with a double negative! No and Problem are both negative.
I just hung up with a home warranty company and I was explaining a situation of how we wanted to pay for our home warranty. The young girl at the other end of the phone continually interrupted me with, "no problem" this and "no problem" that. Then she proceeded to tell me she really didn't have the authority to make that decision...so guess what???? It was A PROBLEM! Sheese.
Language is a very powerful tool in your business. Learn it, use it, and teach it. Your business just might excel to the next level as a matter of fact I am sure it will........no problem!
Why should you commit to one Real Estate Agent?
2/28/2008 1:27 PM
Why should you commit to one Real Estate Agent? By Michelle Shelton, REALTOR, CNE, MARKETING EXPERT, Owner AZ Mastermind Group
Buyer Broker Agreement? What's that? Most agents don't ask their potential buyers to sign anything. It is too...well...you know...uncomfortable. Hmmmmmmm.
A professional is viewed as a professional for a reason. They value their own time and energy as well as their clients. Of all the paperwork required, I often wonder why the Buyer Broker Agreement isn't one of them.
Personally, I take anywhere from 20 to 50 phone calls per day from my listing signs. Most of these individuals do not have an agent or they are not happy with their agent's performance. When someone calls without representation, I also extend an offer of my services, but there is a catch, they must be willing to sign a buyer broker agreement. Why? It is the right thing to do. I often hear agents griping about how people run them ragged and use them up and then go and buy from someone else from a sign or perhaps a for sale by owner. In my opinion, this is the agents lack of educating their clients on the value they bring to the deal.
Even though I have a high energy level and run at high speed most of the time, there are times when it can still catch up to me. Prioritizing, organizing and actually roping in time, is certainly a challenge. One of the ways this can be done is to fully commit to my clients and like a good marriage, why would the commitment only be one sided? After all, if I was committed to my husband and he was not committed to me, it seems a bit unequal, unfair, and even unhealthy to continue in such a relationship, doesn't it?
Many people talk about commitment as if it is stomach gas. Firs they feel committed, then they don't. I don't think commitment is a feeling at all! True commitment is a conscience decision to follow something through to completion and give it your all to make it work.
I met a man once that wanted to do business with me. He continued to talk about his high level of commitment and integrity. He didn't talk about it in a way of saying he valued integrity, he talked about how he had integrity. When it came time to do business with this man I asked for the terms we had agreed to in writing. He became angry and said his word was his word and he didn't need to put it in writing. He told me I was questioning his integrity and he didn't like it. In return, I simply stated that everyone that I knew that had integrity, didn't have a problem putting it in writing.
Visit AZ Mastermind Group online at one of these sites:
REALTORS - www.boldtalent.com
SELLERS - www.solddvd.com
BUYERS - www.Mapazhomes.com
ARIZONA HORSE PROPERTY - www.askmichelleshelton.com
The line in the sand. Are you a professional or wimp?
2/28/2008 1:23 PM
The line in the sand. Are you a professional or wimp?By Michelle Shelton, REALTOR, CNE, Marketing SpecialistIn Arizona, today's market can be tough for agents. Dealing with unrealistic sellers is not always easy. The top agents have figured this out.
You have to be tough in your listing presentation about pricing their home so it will sell. With short-sales, foreclosures and bank owned property, the prices are being driven down fast, really fast.
Every day your seller doesn't have a showing, they are losing money and so are you.
The tendency is to go ahead, meet the seller half way, and at least get the listing, right? After all, the sign in the yard should generate a buyer or two for you. This is tempting. But is it offering fiduciary? The answer is a resounding NO.
As professionals, our job is to educate and guide clients to the best possible outcome. A sale. When you overprice by even a fraction, your seller will lose money. When you agree to overprice a sellers home, you have not performed fiduciary. You have locked hope into the sellers mind and put yourself in the hot-seat. Not a fun place to be in today's market.
The information may not be pretty. The best thing to do is to be firm, respectful and honest when you show them what is going on so they can make an informed decision. You might lose the listing, guess what, you will be the one they remember in six months when their home is still sitting and at that point, they will be ready to sell.
Wimp or Pro?Professionals shout this information from the rooftops. They talk about it, write about it, and send newsletters about it. Wimps on the other hand give the excuses and blame the sellers for being unreasonable and over-pricing the home. We have a choice don't we? After all, couldn't we say as much as we want to earn their business, it is not worth parting in six months with a bad feelings on both sides of the fence? Of course we could! And we should!
My question to you is, are you in the business of listing homes or selling homes? What do you want your reputation to be as a REALTOR?
Think of it this way...if you had a life threatening illness...no matter how grim. Would you want your physician to give you the truth and lay out the options so you knew the outcome of each option? Or would you want him to tell you to take some aspirin and go home and wait? One is empowering and the other disabling. The outcome may be the same, however, an aggressive, informed plan of action has a much higher chance of success than the wait and see approach. The physician that really supports you, tells you the truth and gives you options for the best possible outcome.
Visit Michelle online at one of these sites:
www.boldtalent.com (For REALTORS)
www.askmichelleshelton.com (Horse Property)
www.mapazhomes.com (MLS Search - FREE)
www.solddvd.com (FREE Listing DVD on Pricing your home to sell)
Tell your story - Nightmare Escrows you saved!
2/16/2008 8:06 PM
Go ahead and tell your story. We have all had nightmare escrows that we somehow came out shining in the end.
One of my worst was as a rookie. I had my daughter helping me set up searches and somehow she removed one of his cities for search criteria. He called and told me that the perfect house had come up in another city and he happened to drive by and see it. He was mad that it didn't come up on his search. After explaining what happened and apologizing profusely, I said, "Let's go see the house."
He told me he called the listing agent and had already seen it. After ironing out the procuring cause and winning him back...the fun began. The listing was priced at $700K and we offered $680K. They accepted and the property appraised at $675K. The seller would not budge from the $680K and my buyer agreed to fill the gap between the sales price and the appraised value. I wrote an addendum stating such.
This particular buyer was shopping lenders in the middle of the transaction and decided NOT to go with the lender I had recommended because he knew someone that could do a 100% JUMBO loan for him at 5.5% interest. I educated him and he knew I was green so choose not to listen.
The appraisal was flagged for desk review and they appraised it at $600K. YIKES! Because I had written the addendum that the buyer would fill the gap...I failed to mention the gap was $5,000 so now he was obligated to come in with $80,000! OUCH!
At this point the listing agent had disappeared and I was precariously working with both buyer and seller. I would leave messages for the listing agent and his partner to no avail. The owner was calling me. The buyer was calling me. I wanted to die.
After many days (weeks?) of talking to the lenders and paying for a new appraiser...we were able to get the price up to $675K and my buyer agreed to pay the difference. He really wanted this home and it was perfect.
Finally, the listing agent called me from a camping trip somewhere in Montana and I said it had gotten really complicated and I wanted to draw up a fresh addendum outlining everything so there was no confusion. He said great. I covered my behind and put numbers in this time. I had asked permission to get his sellers signature on it and read to him what I wanted to write. He said he was okay with it...so I did it. There was nothing shifty...it was what everyone had agreed to, I was just losing sleep over the "omission" of naming the dollar amount.
The best is yet to come. The loan would NOT go through. He couldn't get it. They wouldn't give him a jumbo loan at that rate. He wanted this home and he could afford it. After nearly 32 days AFTER our initial closing date...we still hadn't closed and the seller called to say he was done and would be keeping our earnest money. There was still no listing agent in sight.
I couldn't eat or sleep and for whatever reason there was a bad thunderstorm and I drove by the property at 6 in the morning. There to my surprise was the house damaged from the storm. Part of the back patio was torn off and windows were broken as were trees.
I rushed home and wrote up a reverse cure stating we wanted an updated insurance report and also according to the seller property disclosures we wanted the seller to review all repair damages and if we were not satisfied we would cancel and demand the earnest money ($12,000) to come back to us. I sent it off to the broker and called to tell her that her agent had not been in sight for quite some time.
It gave us enough time to regroup and for him to get the loan and close the sucker!
And the worst part about this deal is discount agent collected his check somewhere in Montana!
Are you working with a REAL Ah Tor? Something to ponder.
2/16/2008 7:26 PM
You say tomato, and the public will say tomato.By Michelle Shelton, REALTOR
I was out with my daughter last weekend and we popped by a few OPEN HOUSES along our way.
As I walked into the first OPEN HOUSE, the guy said, "Do you have a REAL AH Tor you are working with?"
"Well. I am a REAL TOR." I stated.
"Oh. Okay...just walk around then." He said. There was no further discussion. He got on his cell phone and ignored us the rest of the time.
The next house the woman was a little mouse. She followed us around and offered us food and drinks. She was nice enough, just a lame professional. She knew nothing about the area or the house and seemed to be more focused on getting food down us than anything. I think she could have sold cookies for Keebler better than she was selling real estate.
As we turned to leave, she said, "Can I ask you something?"
"Sure." I said
"Are you working with a REAL AH TOR?"
*sigh*
The last OPEN HOUSE we stopped by the agent was a true sales professional. He greeted us and asked a lot of questions...I played along to see his technique. Then he said it...."Do you have a REALTOR fully committed to finding your next home?"
WOW. It was music to my ears. Of course if I were buying and selling a home...I would have to use myself. If I didn't have myself, he would have been my choice. I think the general public feels the same way.
And do some of those other agents sell a house here and there. Yup. It is true. I guess even a blind squirrel can find a nut once in awhile. It is no wonder that in real estate 95% of the agents don't produce much. What you say and how you say it....does make a difference.
Maybe if the REAL TORS in our industry would learn how to pronounce it, the general public would soon catch on.
I mean really, you don't say, "I am going to the Doc Ah TOR.....or do you?"
Why aren't these properties selling? I will tell you why....
2/16/2008 5:37 PM
Sell your home in Arizona - Arizona Real EstateBy Michelle Shelton, Realtor, AZ Mastermind Group
It's all about a mind shift. The sellers have been in a position of power for the last several years. They could, name their price and get it. Now the tides have changed.
With more and more listings on the market every day. The sellers now find themselves in a position of weakness in more ways than one. In order to sell their home is is our job to educate, guide, and encourage them that selecting the right agent is NOT about price. The buyers determine the price. The right agent will, however, give them solid advice no matter how ugly that advice may look.
A seller will not get the price they want. A seller will not get the price they need. A seller will not get a price THEY HAVE TO HAVE. The truth is, a seller will get what a buyer is willing to pay. If they select an agent that is a solid negotiator and is active in the market, they will get more because the agent will see the downturn and educate their client as to the current market condition.
If they select an agent that is on the ball and has the hard conversation with them up front...they will get more. They will get more IF they listen and apply what the agent is telling them. If they don't, they will lose money. Think of it like this. Every seller thinks their home is better than their neighbors home.
You call me and ask me to list your home. I come out and meet with you and consult with you on marketing, condition and price. The price I recommend to you is $550K. You argue that your home is clearly worth more and you say you want to price it a little high so there is room to negotiate.
As an agent, here is the dilemma. You say you want to price it at $600,000 and you will take $550,000. With the market headed down...in a very short time your home will be worth $500,000....that is about the time when a seller says, okay, let's drop it to $550,000. They are still $50,000 behind the current market. By the time their home is in the $450,000 range, they have offers at $400,000 and they won't accept them. This means their home will most likely drop again and they will once again lose money.
So, how do you, as a seller, select an agent that will get your home SOLD?
1) Don't select your agent by how high they tell you they can list your home. You or the agent do not create the market.
2) Do ask that they show you their marketing plan. Exposing your home on the web is the best advice I can give you. It exposes your home to buyers from outside of Arizona that may not be caught in the current housing crunch. It is a numbers game. The more people that see your home, the better.
3) Do select an agent that has other team members supporting their efforts. A team of agents working for you for the price of one agent is priceless. There are so many things to do in real estate and with multiple listings and buyers, one agent alone will quickly burn out and drop the ball. A team of agents means efficient follow-up and paperwork.
4) Select an agent that is willing to deliver you the ugly information. They are the one that is truly working in your best interest.
5) Don't shoot the messenger. When things get ugly, your agent is the one that you should cling to, not push away! Listen to their advice and trust them. When you select an agent that is truly a partner, they are working in your best interest.
6) Don't select the cheapest agent. If someone gives their own money away so freely, what do you think they will do when low offers to purchase your home come in? Do you think if they can't negotiate for themselves they will be able to negotiate for you? Hmmmm. If you were having heart surgery you wouldn't pick the cheapest surgeon and you certainly don't pay them for their TIME. You pay them for their expertise of knowing, when, where, and how to cut.
If you picture in your minds eye, a three-legged stool. This is what will get your home SOLD and for more money. The first leg is condition. This is driven by the seller. In today's market, your home needs to be in stellar condition to demand a higher price. The second leg is up to the agent you hire to represent you and that is Marketing and exposure to the greatest number of buyers. The third is price. If you are not priced correctly, your home will sell for less than it should. The first week on the market is where you capture the interest of buyers in your price range. After your home ages on the market, it become less desirable and loses it's "newness".
So, the morale of this story is...hire a top agent to market your home. Stage and make your home presentable and make sure your agent is active in the market and prices your home strategically. This will guarantee you get the most money for your home in a buyer's market.
We are now Keller Williams Realty East Valley Gilbert
12/8/2007 4:46 PM
Good news...we have had a wonderful change at Keller Williams Realty Southeast Valley....we are now Keller Williams Realty East Valley - Gilbert. This means we have a powerful broker behind us and also we have the largest market share in the East Valley. What a great opportunity this is for agents and our clients. You know have the most powerful Keller Williams office in the Valley behind you. Keller Williams Realty East Valley has some great tools that we can now offer you!
Call today with your questions.
480-626-0312
2/28/2008 1:32 PM
If You are Saying this One Little Phrase When You Speak to Clients, You Could Potentially Scare Them Away!- By Michelle Shelton, Arizona REALTOR
How many times when you are talking to a company representative about your specific service needs, do you hear the constant response, "No problem"? A better question would be, how often do you hear yourself saying "No Problem" to your clients? In the last few years this phrase seems to have invaded our culture in a big way.
No problem may sound like a reasonable response in the service industry. However, I am here to tell you it is like nails on a chalkboard to me! Why? Because when your customer service reps keep saying, "No Problem", they are actually setting you up for future....well.....you know......problems! Aren't there already enough problems in real estate? I think so!
Unless you want your business to be considered a Crisis Center, I would encourage you to teach your reps to stay in line with phrases that lean more toward service excellence and stay away from any and all "problem" words and phrases.
You know I am big on pointing out negative words. You should also know that I would not leave you hanging without offering solutions and alternatives to those negative words. So, what would I suggest you and your representatives say instead of "No Problem"? See if some of these trick your trigger:
"Absolutely"
"Of course!"
"Right away!"
"We can certainly help you with that."
"Your wish is my command."
"Call us when you need to."
"You are in good hands!"
"You got it!"
You might think I am splitting hairs here and that the catchy phrase of "No Problem" is actually...well...okay. I, on the other hand, don't think so. It IS a problem for me! I also don't use the phrase "Call us when you have a problem." For crying out loud, I have in-laws for that! I have my own share of problems. I certainly don't want everyone else bringing me theirs! The last word I leave on my clients mind should not be "problem". If you present your company and yourself as a problem solver you may as well start a Crisis Hotline and reassign your business number to HELP-911. Sounds a little co-dependent, doesn't it?
The other thing these phrases do is get your client subliminally thinking...well....what if it WAS a problem...does that mean they wouldn't help me with it? Maybe they will even start to think YOU are the problem. The subconscious mind is very powerful. Don't test it with a double negative! No and Problem are both negative.
I just hung up with a home warranty company and I was explaining a situation of how we wanted to pay for our home warranty. The young girl at the other end of the phone continually interrupted me with, "no problem" this and "no problem" that. Then she proceeded to tell me she really didn't have the authority to make that decision...so guess what???? It was A PROBLEM! Sheese.
Language is a very powerful tool in your business. Learn it, use it, and teach it. Your business just might excel to the next level as a matter of fact I am sure it will........no problem!
Why should you commit to one Real Estate Agent?
2/28/2008 1:27 PM
Why should you commit to one Real Estate Agent? By Michelle Shelton, REALTOR, CNE, MARKETING EXPERT, Owner AZ Mastermind Group
Buyer Broker Agreement? What's that? Most agents don't ask their potential buyers to sign anything. It is too...well...you know...uncomfortable. Hmmmmmmm.
A professional is viewed as a professional for a reason. They value their own time and energy as well as their clients. Of all the paperwork required, I often wonder why the Buyer Broker Agreement isn't one of them.
Personally, I take anywhere from 20 to 50 phone calls per day from my listing signs. Most of these individuals do not have an agent or they are not happy with their agent's performance. When someone calls without representation, I also extend an offer of my services, but there is a catch, they must be willing to sign a buyer broker agreement. Why? It is the right thing to do. I often hear agents griping about how people run them ragged and use them up and then go and buy from someone else from a sign or perhaps a for sale by owner. In my opinion, this is the agents lack of educating their clients on the value they bring to the deal.
Even though I have a high energy level and run at high speed most of the time, there are times when it can still catch up to me. Prioritizing, organizing and actually roping in time, is certainly a challenge. One of the ways this can be done is to fully commit to my clients and like a good marriage, why would the commitment only be one sided? After all, if I was committed to my husband and he was not committed to me, it seems a bit unequal, unfair, and even unhealthy to continue in such a relationship, doesn't it?
Many people talk about commitment as if it is stomach gas. Firs they feel committed, then they don't. I don't think commitment is a feeling at all! True commitment is a conscience decision to follow something through to completion and give it your all to make it work.
I met a man once that wanted to do business with me. He continued to talk about his high level of commitment and integrity. He didn't talk about it in a way of saying he valued integrity, he talked about how he had integrity. When it came time to do business with this man I asked for the terms we had agreed to in writing. He became angry and said his word was his word and he didn't need to put it in writing. He told me I was questioning his integrity and he didn't like it. In return, I simply stated that everyone that I knew that had integrity, didn't have a problem putting it in writing.
Visit AZ Mastermind Group online at one of these sites:
REALTORS - www.boldtalent.com
SELLERS - www.solddvd.com
BUYERS - www.Mapazhomes.com
ARIZONA HORSE PROPERTY - www.askmichelleshelton.com
The line in the sand. Are you a professional or wimp?
2/28/2008 1:23 PM
The line in the sand. Are you a professional or wimp?By Michelle Shelton, REALTOR, CNE, Marketing SpecialistIn Arizona, today's market can be tough for agents. Dealing with unrealistic sellers is not always easy. The top agents have figured this out.
You have to be tough in your listing presentation about pricing their home so it will sell. With short-sales, foreclosures and bank owned property, the prices are being driven down fast, really fast.
Every day your seller doesn't have a showing, they are losing money and so are you.
The tendency is to go ahead, meet the seller half way, and at least get the listing, right? After all, the sign in the yard should generate a buyer or two for you. This is tempting. But is it offering fiduciary? The answer is a resounding NO.
As professionals, our job is to educate and guide clients to the best possible outcome. A sale. When you overprice by even a fraction, your seller will lose money. When you agree to overprice a sellers home, you have not performed fiduciary. You have locked hope into the sellers mind and put yourself in the hot-seat. Not a fun place to be in today's market.
The information may not be pretty. The best thing to do is to be firm, respectful and honest when you show them what is going on so they can make an informed decision. You might lose the listing, guess what, you will be the one they remember in six months when their home is still sitting and at that point, they will be ready to sell.
Wimp or Pro?Professionals shout this information from the rooftops. They talk about it, write about it, and send newsletters about it. Wimps on the other hand give the excuses and blame the sellers for being unreasonable and over-pricing the home. We have a choice don't we? After all, couldn't we say as much as we want to earn their business, it is not worth parting in six months with a bad feelings on both sides of the fence? Of course we could! And we should!
My question to you is, are you in the business of listing homes or selling homes? What do you want your reputation to be as a REALTOR?
Think of it this way...if you had a life threatening illness...no matter how grim. Would you want your physician to give you the truth and lay out the options so you knew the outcome of each option? Or would you want him to tell you to take some aspirin and go home and wait? One is empowering and the other disabling. The outcome may be the same, however, an aggressive, informed plan of action has a much higher chance of success than the wait and see approach. The physician that really supports you, tells you the truth and gives you options for the best possible outcome.
Visit Michelle online at one of these sites:
www.boldtalent.com (For REALTORS)
www.askmichelleshelton.com (Horse Property)
www.mapazhomes.com (MLS Search - FREE)
www.solddvd.com (FREE Listing DVD on Pricing your home to sell)
Tell your story - Nightmare Escrows you saved!
2/16/2008 8:06 PM
Go ahead and tell your story. We have all had nightmare escrows that we somehow came out shining in the end.
One of my worst was as a rookie. I had my daughter helping me set up searches and somehow she removed one of his cities for search criteria. He called and told me that the perfect house had come up in another city and he happened to drive by and see it. He was mad that it didn't come up on his search. After explaining what happened and apologizing profusely, I said, "Let's go see the house."
He told me he called the listing agent and had already seen it. After ironing out the procuring cause and winning him back...the fun began. The listing was priced at $700K and we offered $680K. They accepted and the property appraised at $675K. The seller would not budge from the $680K and my buyer agreed to fill the gap between the sales price and the appraised value. I wrote an addendum stating such.
This particular buyer was shopping lenders in the middle of the transaction and decided NOT to go with the lender I had recommended because he knew someone that could do a 100% JUMBO loan for him at 5.5% interest. I educated him and he knew I was green so choose not to listen.
The appraisal was flagged for desk review and they appraised it at $600K. YIKES! Because I had written the addendum that the buyer would fill the gap...I failed to mention the gap was $5,000 so now he was obligated to come in with $80,000! OUCH!
At this point the listing agent had disappeared and I was precariously working with both buyer and seller. I would leave messages for the listing agent and his partner to no avail. The owner was calling me. The buyer was calling me. I wanted to die.
After many days (weeks?) of talking to the lenders and paying for a new appraiser...we were able to get the price up to $675K and my buyer agreed to pay the difference. He really wanted this home and it was perfect.
Finally, the listing agent called me from a camping trip somewhere in Montana and I said it had gotten really complicated and I wanted to draw up a fresh addendum outlining everything so there was no confusion. He said great. I covered my behind and put numbers in this time. I had asked permission to get his sellers signature on it and read to him what I wanted to write. He said he was okay with it...so I did it. There was nothing shifty...it was what everyone had agreed to, I was just losing sleep over the "omission" of naming the dollar amount.
The best is yet to come. The loan would NOT go through. He couldn't get it. They wouldn't give him a jumbo loan at that rate. He wanted this home and he could afford it. After nearly 32 days AFTER our initial closing date...we still hadn't closed and the seller called to say he was done and would be keeping our earnest money. There was still no listing agent in sight.
I couldn't eat or sleep and for whatever reason there was a bad thunderstorm and I drove by the property at 6 in the morning. There to my surprise was the house damaged from the storm. Part of the back patio was torn off and windows were broken as were trees.
I rushed home and wrote up a reverse cure stating we wanted an updated insurance report and also according to the seller property disclosures we wanted the seller to review all repair damages and if we were not satisfied we would cancel and demand the earnest money ($12,000) to come back to us. I sent it off to the broker and called to tell her that her agent had not been in sight for quite some time.
It gave us enough time to regroup and for him to get the loan and close the sucker!
And the worst part about this deal is discount agent collected his check somewhere in Montana!
Are you working with a REAL Ah Tor? Something to ponder.
2/16/2008 7:26 PM
You say tomato, and the public will say tomato.By Michelle Shelton, REALTOR
I was out with my daughter last weekend and we popped by a few OPEN HOUSES along our way.
As I walked into the first OPEN HOUSE, the guy said, "Do you have a REAL AH Tor you are working with?"
"Well. I am a REAL TOR." I stated.
"Oh. Okay...just walk around then." He said. There was no further discussion. He got on his cell phone and ignored us the rest of the time.
The next house the woman was a little mouse. She followed us around and offered us food and drinks. She was nice enough, just a lame professional. She knew nothing about the area or the house and seemed to be more focused on getting food down us than anything. I think she could have sold cookies for Keebler better than she was selling real estate.
As we turned to leave, she said, "Can I ask you something?"
"Sure." I said
"Are you working with a REAL AH TOR?"
*sigh*
The last OPEN HOUSE we stopped by the agent was a true sales professional. He greeted us and asked a lot of questions...I played along to see his technique. Then he said it...."Do you have a REALTOR fully committed to finding your next home?"
WOW. It was music to my ears. Of course if I were buying and selling a home...I would have to use myself. If I didn't have myself, he would have been my choice. I think the general public feels the same way.
And do some of those other agents sell a house here and there. Yup. It is true. I guess even a blind squirrel can find a nut once in awhile. It is no wonder that in real estate 95% of the agents don't produce much. What you say and how you say it....does make a difference.
Maybe if the REAL TORS in our industry would learn how to pronounce it, the general public would soon catch on.
I mean really, you don't say, "I am going to the Doc Ah TOR.....or do you?"
Why aren't these properties selling? I will tell you why....
2/16/2008 5:37 PM
Sell your home in Arizona - Arizona Real EstateBy Michelle Shelton, Realtor, AZ Mastermind Group
It's all about a mind shift. The sellers have been in a position of power for the last several years. They could, name their price and get it. Now the tides have changed.
With more and more listings on the market every day. The sellers now find themselves in a position of weakness in more ways than one. In order to sell their home is is our job to educate, guide, and encourage them that selecting the right agent is NOT about price. The buyers determine the price. The right agent will, however, give them solid advice no matter how ugly that advice may look.
A seller will not get the price they want. A seller will not get the price they need. A seller will not get a price THEY HAVE TO HAVE. The truth is, a seller will get what a buyer is willing to pay. If they select an agent that is a solid negotiator and is active in the market, they will get more because the agent will see the downturn and educate their client as to the current market condition.
If they select an agent that is on the ball and has the hard conversation with them up front...they will get more. They will get more IF they listen and apply what the agent is telling them. If they don't, they will lose money. Think of it like this. Every seller thinks their home is better than their neighbors home.
You call me and ask me to list your home. I come out and meet with you and consult with you on marketing, condition and price. The price I recommend to you is $550K. You argue that your home is clearly worth more and you say you want to price it a little high so there is room to negotiate.
As an agent, here is the dilemma. You say you want to price it at $600,000 and you will take $550,000. With the market headed down...in a very short time your home will be worth $500,000....that is about the time when a seller says, okay, let's drop it to $550,000. They are still $50,000 behind the current market. By the time their home is in the $450,000 range, they have offers at $400,000 and they won't accept them. This means their home will most likely drop again and they will once again lose money.
So, how do you, as a seller, select an agent that will get your home SOLD?
1) Don't select your agent by how high they tell you they can list your home. You or the agent do not create the market.
2) Do ask that they show you their marketing plan. Exposing your home on the web is the best advice I can give you. It exposes your home to buyers from outside of Arizona that may not be caught in the current housing crunch. It is a numbers game. The more people that see your home, the better.
3) Do select an agent that has other team members supporting their efforts. A team of agents working for you for the price of one agent is priceless. There are so many things to do in real estate and with multiple listings and buyers, one agent alone will quickly burn out and drop the ball. A team of agents means efficient follow-up and paperwork.
4) Select an agent that is willing to deliver you the ugly information. They are the one that is truly working in your best interest.
5) Don't shoot the messenger. When things get ugly, your agent is the one that you should cling to, not push away! Listen to their advice and trust them. When you select an agent that is truly a partner, they are working in your best interest.
6) Don't select the cheapest agent. If someone gives their own money away so freely, what do you think they will do when low offers to purchase your home come in? Do you think if they can't negotiate for themselves they will be able to negotiate for you? Hmmmm. If you were having heart surgery you wouldn't pick the cheapest surgeon and you certainly don't pay them for their TIME. You pay them for their expertise of knowing, when, where, and how to cut.
If you picture in your minds eye, a three-legged stool. This is what will get your home SOLD and for more money. The first leg is condition. This is driven by the seller. In today's market, your home needs to be in stellar condition to demand a higher price. The second leg is up to the agent you hire to represent you and that is Marketing and exposure to the greatest number of buyers. The third is price. If you are not priced correctly, your home will sell for less than it should. The first week on the market is where you capture the interest of buyers in your price range. After your home ages on the market, it become less desirable and loses it's "newness".
So, the morale of this story is...hire a top agent to market your home. Stage and make your home presentable and make sure your agent is active in the market and prices your home strategically. This will guarantee you get the most money for your home in a buyer's market.
We are now Keller Williams Realty East Valley Gilbert
12/8/2007 4:46 PM
Good news...we have had a wonderful change at Keller Williams Realty Southeast Valley....we are now Keller Williams Realty East Valley - Gilbert. This means we have a powerful broker behind us and also we have the largest market share in the East Valley. What a great opportunity this is for agents and our clients. You know have the most powerful Keller Williams office in the Valley behind you. Keller Williams Realty East Valley has some great tools that we can now offer you!
Call today with your questions.
480-626-0312
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Michelle Shelton
Saturday, May 10, 2008
FREE DVD Pricing Your home to sell
FREE DVD - Pricing Your Home to Sell
By Michelle Shelton
If you have had your home listed and you just don't know why it didn't sell, it could and most likely is your price. I know it is not what you want to hear. I know it is a bummer. It is not ideal.
If you have a life threatenting illness do you want to go to a physician that tells you everything is grand and sends you on your way with some sugar pills? Of course not!
Why not hire a REALTOR that will tell you the truth? Save yourself some money and get your home priced right TODAY. The longer you wait, the more you will lose. If you bought your home within the last couple of years....you better stay put. Just like a garden, some years are good and some are bad. It doesn't mean you quit gardening, does it? Of course not!!!
Whenever there is opportunity to make big money, there is going to be the risk of losing big money. I couldn't understand why the investors were buying and buying in the high market. All the investors "I" know want to buy in a depressed market and sell in the high market. This makes more sense. Arizona has always had their fair share of armchair investors...now a lot of them are losing their behinds. Greed can do that.
If you are looking to SELL your home...not simply list it. Please call and we will send you out a DVD called, Pricing Your Home to Sell. This DVD will educate you on how your home should be priced and why.
480-626-0312.
Looking to buy...........??? Now is the time. Check out all listings on the MLS mapping out for you on a Valley map. www.mapazhomes.com
Posted by Michelle Shelton at 3:40 PM 0 comments
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Finding Noel
Five Wishes
Life's Golden Ticket
Path to Liberty
The Traveler's Gift
Think and Grow Rich
By Michelle Shelton
If you have had your home listed and you just don't know why it didn't sell, it could and most likely is your price. I know it is not what you want to hear. I know it is a bummer. It is not ideal.
If you have a life threatenting illness do you want to go to a physician that tells you everything is grand and sends you on your way with some sugar pills? Of course not!
Why not hire a REALTOR that will tell you the truth? Save yourself some money and get your home priced right TODAY. The longer you wait, the more you will lose. If you bought your home within the last couple of years....you better stay put. Just like a garden, some years are good and some are bad. It doesn't mean you quit gardening, does it? Of course not!!!
Whenever there is opportunity to make big money, there is going to be the risk of losing big money. I couldn't understand why the investors were buying and buying in the high market. All the investors "I" know want to buy in a depressed market and sell in the high market. This makes more sense. Arizona has always had their fair share of armchair investors...now a lot of them are losing their behinds. Greed can do that.
If you are looking to SELL your home...not simply list it. Please call and we will send you out a DVD called, Pricing Your Home to Sell. This DVD will educate you on how your home should be priced and why.
480-626-0312.
Looking to buy...........??? Now is the time. Check out all listings on the MLS mapping out for you on a Valley map. www.mapazhomes.com
Posted by Michelle Shelton at 3:40 PM 0 comments
Subscribe to: Posts (Atom)
Michelle's Monthly Reading List
Finding Noel
Five Wishes
Life's Golden Ticket
Path to Liberty
The Traveler's Gift
Think and Grow Rich
This is why your home hasn't sold!
This is why your home hasn't SOLD yet
By Michelle Shelton
So, your home hasn't sold. Why do you think that is?
Have you ever sat on a three legged stool that wobbled? What if you took one of the legs out completely? If you didn't have your feet firmly planted, it would not stand at all, right? This is the sellers current market.
Leg #1 is Condition....your home better be in stellar condition. It should have great curb appeal, great inside appeal and smell like a candle store. It should also be easy for a potential buyer to see....if you have pets, make sure they are locked somewhere so a buyer can come in at any time.
Leg #2 is Marketing....if your home is not being properly marketed, you will miss the sale. This doesn't mean spending tons of money in the luxury home magazines or anything like that....of course exposure is always good. Even if ads drive traffic to your listing agent, there is an advantage to that. The number one most powerful marketing tool agents have is the MLS. The photos better be kept fresh and the description too! It should read like it is already the buyers home.
Leg #3 is Price.....this is the biggy folks. Even a crummy home will sell if it is priced low enough. If I were going to sell my home in today's market, I would price it about $100,000 less than my nearest competitor and I guarantee that there would be a lot of showings. Showings are key. If there isn't anyone walking through to see your home, there isn't going to be an offer.So now you have the magic fairy dust...sprinkle it around and call us to get your home sold....or not.
Lastly, make sure you get a copy of Pricing Your Home to Sell...we will loan you a copy if you promise to send it back in the SASE we send you. Pop the DVD in and get an education before you price your greatest asset too high! Go to www.thosemasterminds.comand request your FREE copy today.Thanks for taking time to check us out....when there is opportunity to earn your business, please know it is highly valued.
-Michelle Shelton, Owner, AZ Masetermind Group
By Michelle Shelton
So, your home hasn't sold. Why do you think that is?
Have you ever sat on a three legged stool that wobbled? What if you took one of the legs out completely? If you didn't have your feet firmly planted, it would not stand at all, right? This is the sellers current market.
Leg #1 is Condition....your home better be in stellar condition. It should have great curb appeal, great inside appeal and smell like a candle store. It should also be easy for a potential buyer to see....if you have pets, make sure they are locked somewhere so a buyer can come in at any time.
Leg #2 is Marketing....if your home is not being properly marketed, you will miss the sale. This doesn't mean spending tons of money in the luxury home magazines or anything like that....of course exposure is always good. Even if ads drive traffic to your listing agent, there is an advantage to that. The number one most powerful marketing tool agents have is the MLS. The photos better be kept fresh and the description too! It should read like it is already the buyers home.
Leg #3 is Price.....this is the biggy folks. Even a crummy home will sell if it is priced low enough. If I were going to sell my home in today's market, I would price it about $100,000 less than my nearest competitor and I guarantee that there would be a lot of showings. Showings are key. If there isn't anyone walking through to see your home, there isn't going to be an offer.So now you have the magic fairy dust...sprinkle it around and call us to get your home sold....or not.
Lastly, make sure you get a copy of Pricing Your Home to Sell...we will loan you a copy if you promise to send it back in the SASE we send you. Pop the DVD in and get an education before you price your greatest asset too high! Go to www.thosemasterminds.comand request your FREE copy today.Thanks for taking time to check us out....when there is opportunity to earn your business, please know it is highly valued.
-Michelle Shelton, Owner, AZ Masetermind Group
What are homes in your neighborhood selling for?
Check out other listings in YOUR neighborhood.
You are welcome to use our mapping tool online to view homes in any neighborhood...it is a good idea to watch your neighborhood if you are thinking of selling in the future. This is a pretty cool tool. They aren't up to speed with horse property quite yet....oh they are on there, they just can be sorted out very easily. Unfortunately, we can't seem to get them to do what we would like to do and that is make horse property neighborhoods searchable with a small box at the bottom.
Until then, feel free to check out the neighborhoods you want to watch!http://www.mapazhomes.com/
Thanks for stopping!
Copyright Information
Copyright© Michelle Shelton, 2005
Do you need content for your website? Just copy the following at the end of each article:
Michelle Shelton and her husband Paul and their five children live in Gilbert, Arizona. Michelle has been recognized in Empire's Who's Who directory for her published articles and business success. Michelle is a Licensed REALTOR®, Author, Top Real Estate Producer and T-3 Trainer for Keller Williams Realty East Valley.
Do you need content for your website? Just copy the following at the end of each article:
Michelle Shelton and her husband Paul and their five children live in Gilbert, Arizona. Michelle has been recognized in Empire's Who's Who directory for her published articles and business success. Michelle is a Licensed REALTOR®, Author, Top Real Estate Producer and T-3 Trainer for Keller Williams Realty East Valley.
Monday, April 14, 2008
13001 N 68th Street Scottsdale, Arizona Home For Sale
Click the photo to view more of this
beautiful Scottsdale Home.
13001 N 68 th Street
Scottsdale, Arizona 85254
beautiful Scottsdale Home.
13001 N 68 th Street
Scottsdale, Arizona 85254
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