On Monday at the RE/MAX Broker Owner Conference in Los Angeles,it was  announced that RE/MAX will be aggressive in leveraging its position as the No. 1 brand in real estate.

We’re not doing this to brag, but to cement in the minds of consumers that RE/MAX has the best, most productive, most educated agents in real estate. We’re already the brand people choose most often, recommend most often and expect to do business with, and we want to reinforce that strong foundation as much as possible.

Most experts would advise that the best way to increase your

odds of a successful sale is to price your home at fair market

value. But, as logical as this advice sounds, for many sellers it is

still tempting to tack a few percentage points onto the price to

“leave room to negotiate”. To avoid this temptation, let’s take a

look at the seven deadly sins of overpricing:

1. Appraisal Problems

Even if you do find a buyer willing to pay an inflated price, the fact

is over 90% of buyers use some kind of financing to pay for their

home purchase. If your home won’t appraise for the purchase

price the sale will likely fail.

7 Deadly Sins of Overpricing

2. No Showings

Today’s sophisticated home buyers are well educated about the real estate market. If your home is overpriced they

won’t bother looking at it, let alone make you an offer.

3. Branding Problems

When a new listing hits the market, every agent quickly checks the property out to see if it’s a good fit for their

clients. If your home is branded as “overpriced”, reigniting interest may take drastic measures.

4. Selling the Competition

Overpricing helps your competition. How? You make their lower prices seem like bargains. Nothing is worse than

watching your neighbors put up a sold sign.

5. Stagnation

The longer your home sits on the market, the more likely it is to become stigmatized or stale. Have you ever seen a

property that seems to be perpetually for sale? Do you ever wonder – What’s wrong with that house?

6. Tougher Negotiations

Buyers who do view your home may negotiate harder because the home has been on the market for a longer

period of time and because it is overpriced compared to the competition.

7. Lost Opportunities

You will lose a percentage of buyers who are outside of your price point. These are buyers who are looking in the

price range that the home will eventually sell for but don’t see the home because the price is above their pre-set

budget.

Most buyers look at 10-15 homes before making a buying decision. Because of this, setting a competitive price

relative to the competition is an essential component to a successful marketing strategy.

How Hot is it?
It’s so hot: I saw a chicken lay a fried egg.
It’s so hot: I found out the hard way that my seat belt buckle could be used as a branding iron!
It’s so hot: that Lance Armstrong tested positive for Popsicle.
It’s so hot: You eat hot peppers to cool your mouth off.
It’s so hot:the birds had to pick up the worms with potholders.
It’s so hot:The best parking place is determined by shade instead of distance.

It’s summer. It’s hot outside. Embrace the season and enjoy all that comes with it.

Lest you think all of today’s sellers are under the gun and will just put up with whatever behavior buyers dish out, be aware that there are still many multiple offer situations in which buyers have to compete with each other to get a home – buyers who trigger these turnoffs tend to lose in those scenarios.  Also, avoiding these seller turnoffs can create a transactional environment of cooperation and avoid things turning adversarial.  That, in turn, can empower you to score a better price, get extra items you want thrown into the deal, and even negotiate more flexibility around your escrow and move-in timelines – all perks that can make your life easier and your budget go further.

For sellers, these turnoffs pose the potential of irritating you out of an otherwise good deal – maybe even the only deal you have!

Here’s a few of the most common buyer-perpetuated seller turnoffs, with tips for sellers on how to keep an emotional (and economic) even keel, even if your home’s buyer makes some of these waves:

1. Trash-talking. Trash-talkers are the home buyers who think they’re going to negotiate the list price down by slamming the house, telling the sellers how little it is really worth, how the house across the street sold for nothing, why the school on the corner should make them desperate to give the place away, etc. This strategy never works; in fact, when you attack a seller and their home, you only cause them to be defensive, and think up all the reasons that (a) their home is not what you say it is, and (b) they shouldn’t sell their home to you! 

Sometimes this happens with buyers who actually love a house and just walk around it fantasizing about all the ways they would customize it to their tastes while a seller is there.  Sellers: avoid being at home while your home is being shown.  Buyers: save your commentary for your agent; if you do encounter the seller in person keep your conversation respectful and avoid critiquing the house or the list price.

2. Being unqualified for mortgage financing. When a seller signs a buyer’s offer, most often the seller agrees to effectively pull the home off the market, forgoing other buyers who might be interested.  As such, the only thing worse than getting no offers on your home is getting an offer, getting into contract, then having the whole thing fall apart when the buyer’s loan falls through – especially if that could have been predicted or avoided up front.

Sellers: Work with your agent to vet your home’s buyers’ qualifications, including their loan approval, down payment and earnest money deposit – before you sign a contract.  It’s not overkill for your agent to call the buyers’ mortgage pro before you sign the contract and get a level of comfort for how robust their qualifications are.  Buyers:  Get pre-approved.  Seriously.  And make sure that you don’t buy a car, quit your job, deposit lottery winnings or do any other financial twitchery between the time you get loan approval and the time you close escrow on your home.

3. Making unjustified lowball offers. No one likes to feel like they are being taken advantage of.  And sellers generally know the ballpark amount that their home is worth, as well as what they need to sell it for to get their mortgage paid off.  Yes – the price you pay for a home should be driven by its fair market value, rather than the seller’s financial needs, and deals are more available in a market like the current one, in which supply so vastly outpaces demand. But just throwing uber-lowball offers out at sellers hoping one will hit the spot is not generally a successful strategy, especially if you really, really want a given property.

Sellers:  Don’t get overly emotional about receiving a lowball offer; counter at the price you and your agent decide makes sense based on the total circumstances, including your motivation level, recent comps and the interest/activity level your listing is receiving. Buyers:  Work through the similar, nearby homes that have recently sold (a/k/a comparables) before you make an offer to factor the home’s fair market value into your offer price – also factor in how much you want the place, too.  Don’t be amazed if you make an offer far below asking, and don’t get a response.

4. Renegotiating mid-stream. Sellers plan their finances, moves and  – to some extent – their lives around the purchase price a buyer agrees to pay for their home.  If you get into contract to buy a home, find out during inspections that costly repairs need to be made, then propose a lower sale price, repair credit or even actual repairs to the seller, that’s sensible and fair.  But if you were aware that the property needed a lot of work before you made an offer on it, then you come back asking for beaucoup bucks’ worth of credit or price reductions midstream, expect the seller to cry foul.  And holding the seller up two weeks into the transaction because you caught a case of buyer’s remorse? Not cool, and not likely to foster the spirit of cooperation you may need to get your deal closed.

Sellers: avoid mid-stream price renegotiations by having a full set of inspection reports and repair bids at hand when you list your home. Buyers: try to avoid renegotiating the entire deal unless you get some major surprises at your inspections or inflating small repairs to try to justify a major price cut.

5. Misleading or setting the seller up.  Remember when we talked about buyer turn-offs?  Being misled by listing photos or very fluffy property descriptions was high on the list.  The same goes for sellers.Offering way over asking with the plan to hammer the seller for a reduction when the house doesn’t appraise at the purchase price?  #LAME  Making an as-is offer planning the whole time to come back and ask for every penny ante repair called out by the inspectors?  Lame squared.

Sellers:  If you get multiple offers and are tempted to take a sky-high one or one that claims to be all cash, consider requesting proof that the buyer has sufficient funds to make up the difference between what you think the home will appraise for and the actual sale price, and statements showing the cash truly exists.  Buyers: Don’t be lame. I’m not saying you have to tell the seller exactly what your top dollar is, but making offers with terms designed to intentionally mislead is really, really bad form – and can result in losing the home entirely if and when your bluff gets called.

P.S. – You should follow Trulia and Tara on Facebook, too!

Published: September 12, 2009

Plant a tree to add value to your home and have a positive impact on the local environment.

But every year, 3.2 million acres of forest are cut down, according to the Nature Conservancy. Several million more acres are lost to fire, storm, and disease. That’s why planting new trees and protecting the ones we have is so important. You can do your part by

Caring for the trees in your yard
Supporting tree-planting activities in your community
Donating to organizations, such as The Nature Conservancy, which works to preserve the world’s trees and forests, and American Forests, which offers a unique way to take action. First, use its online Climate Change Calculator to determine your carbon footprint. Then, make up for your emissions by donating to a forest restoration project.
Why should you care about trees? Bankable benefits
The most tangible bang from your bark comes from energy savings. Three properly placed trees could save you between $100 and $250 a year in energy costs, according to the U.S. Department of Energy. Trees save energy two main ways. Their shade cuts cooling costs in the summer. In winter, they serve as windbreak and help hold down heating costs.

The National Tree Calculator estimates that a 12-inch elm in an Omaha yard can save $32.43 a year on your energy bills; the same tree in Atlanta would save you $11.89 annually. The calculator also breaks down other dollars and cents benefits of your tree, like decreasing storm water runoff, removing carbon dioxide from the air, and increasing property values.

In our elm example, the 12-inch tree adds $40.23 to the Omaha home’s value and a $57.33 to the one in Atlanta. And as trees grow larger, they can add even more value.

A 2002 study by the USDA Forest Service pegs the value a single tree adds to a property of about $630. Of course, tree value depends on size, species, location, and condition.

Adds Frank Lucco, a real estate appraiser with IRR-Residential in Houston, “On a $100,000 home [in my market], as much as $10,000 of its value could be associated with mature trees.”

That’s peanuts compared with the role trees play as the lungs of the planet. A report by the Trust for Public Land estimated that one mature tree takes 48 pounds of carbon out of the atmosphere each year and returns enough oxygen for two human beings.

Plant your tree in the right spot
To get the full benefits from your trees, choose the right one and put it in the right location. Planting a deciduous tree on the west side of a house provides cooling shade in the summer. In winter, after it loses its leaves, the same tree lets in sunlight that cuts heating and lighting bills. On the other hand, an evergreen on the west side blocks sun all year long, making a home colder and darker in winter. Rather plant evergreens, a great choice for blocking icy winter winds, on the north side of your home.

If you’re planting a new tree, think about its fully grown size and shape before you dig. Branches from a tree located below power lines can cause outages as it grows. Roots from a tree located too close to a home can damage the foundation or block sewer lines. The wrong tree in the wrong place could actually lower your home’s appraised value if it’s deemed hazardous, says Frank Lucco, a real estate appraiser with IRR-Residential in Houston.

Tree costs
Expect to pay $50 to $100 for a 6- to 7-foot deciduous tree, such as a katsura or evergreen. The same tree at 15 feet will cost $100 to $200, according to Brad Swank of Molbak’s Nursery in Woodinville, Wash. The Arbor Day Foundation sells saplings for as little as $8-$15, or less if you’re a member.

Since trees cost money, be cautious about any home construction work. “Tree failure can happen seven to 10 years after construction, primarily because the root system fails when the soil is compacted,” says Thomas Hanson, a member of the American Society of Consulting Arborists from Kirkland, Wash. Also watch for diseases or pests that can threaten trees in your yard and community.

Become a tree advocate
Ensuring that your community has lots of healthy trees doesn’t have to be more complicated than a trip to the nursery and a hole in your backyard. Dig it twice as wide as deep. Let kids push in the dirt and help water weekly until the tree is two years old. The Arbor Day Foundation will tell you how to select the right tree for your needs and climate, where to plant it, and how to maintain it.

The foundation also is a great place to look for community and educational programs.

Its Tree City USA initiative provides expert advice and national recognition to cities and towns that want to establish tree-management plans.
Its Arbor Day Poster Contest for fifth-graders gives teachers a fun way to help students learn the importance of trees.
Its nationwide list of volunteer organizations lets you search for tree care opportunities in your state.
Considering everything trees do for you, it’s the least you can do for them.

Brad Broberg is a freelance writer from Federal Way, Wash. A former newspaper reporter and editor, he writes about business, health care, and real estate for REALTOR Magazine, the Puget Sound Business Journal, and Seattle Children’s Hospital, among others. He’s lived in the same home for 22 years—a home he shares with seven towering Douglas firs.

www.farmhomesrealty.com

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Published: January 14, 2011

Deep clean your house and you’ll brighten rooms and help maintain your home’s value.

De-bug the light fixtures
See that bug burial ground within your overhead fixtures? Turn off the lights and carefully remove fixture covers, dump out flies and wash with hot soapy water. While you’re up there, dust bulbs. Dry everything thoroughly before replacing the cover.

Vacuum heat vents and registers
Dirt and dust build up in heat vents and along register blades. Vents also are great receptacles for coins and missing buttons. Unscrew vent covers from walls or pluck them from floors, remove foreign objects, and vacuum inside the vent. Clean grates with a damp cloth and screw back tightly.

Polish hardware
To deep clean brass door hinges, handles, and cabinet knobs, thoroughly wipe with a damp microfiber cloth, then polish with Wright’s or Weiman brass cleaner ($4). Dish soap shines up glass or stainless steel knobs. Use a Q-tip to detail the ornamental filigree on knobs and handles.

Replace grungy switch plates
Any amateur can wipe a few fingerprints off cover plates that hide light switches, electric outlets, phone jacks, and cable outlets. But only deep cleaners happily remove plates to vacuum and swipe the gunk behind. (OK, we’re a little OCD when it comes to dirt!) Make sure cover plates are straight when you replace them. And pitch plates that are beyond the help of even deep cleaning. New ones cost less than $2 each.

Neaten weather stripping
Peeling, drooping weather stripping on doors and windows makes rooms look old. If the strip still has some life, nail or glue it back. If it’s hopeless, cut out and replace sections, or just pull the whole thing off and start new. A 10-ft. roll of foam weather stripping costs $8; 16-ft. vinyl costs about $15.

Replace stove drip pans
Some drip pans are beyond the scrub brush. Replacing them costs about $3 each and instantly freshens your stove.

Jane Hoback is a veteran business writer who has written for the Rocky Mountain News, Natural Foods Merchandiser magazine, and ColoradoBIZ Magazine.

By: Jane Hoback

Published: January 14, 2011

Sooner or later you’ll repair walls that make rooms look worn out. Erasing dings, dents, and scuffs is an easy fix. We’ll show you how.

Patch drywall to smooth walls

A putty knife, Spackle, or joint compound can repair wall damage that ages a room.

Dents and dings: A quart of Spackle ($11) and a putty knife can fill dozens of small wall indentations. Spackle adheres to painted walls better than joint compound, though it takes a bit longer to dry. Cut wall repair time by thoroughly wiping away excess Spackle.

Fist-sized holes: Joint compound is your best bet when covering the mesh or drywall patches that cover big holes. You’ll need at least two thin coats of compound and fine grit sandpaper to blend repairs into the rest of the wall.

Nail pops: Nail pops travel in packs: Rarely do you see just one. To repair walls pocked with pops, hammer the popped nail back into the wall or pull it out with a needle-nose pliers; refasten the drywall to the nearest stud with a couple of screws, then fill dents with two or three coats of joint compound. Sand until smooth and flush with the rest of the wall, then repaint.

Remove marks for a clean start

Microfiber cloths are little miracles that erase the evidence of a childhood well spent, drawing on and caroming off walls. To get rid of scuff marks and fingerprints:

• Spray an all-purpose cleaner onto the cloth (never directly onto walls to avoid drips) and swipe the scuff. (Test a hidden spot to make sure the cleaner doesn’t take off paint with the mark.)

• Pour a little dish soap onto a damp cloth and wipe the mark.

• Dip a sponge into an earth-friendly and slightly abrasive paste of dish soap, baking soda, and water, and gently scrub grime.

• To repair walls decorated with crayon marks, dab toothpaste onto a towel or toothbrush and scrub marks.

• Use Mr. Clean Magic Eraser ($3), the best instant wall cleaner around. Wet and wring the eraser before attacking scuffs.

Touch up what you can’t wipe out

Prepare for inevitable touch-ups by keeping leftover paint or at least recording the paint number and/or formula (paint names change). Don’t have the original? Scrape off a little and ask your paint store to match it.

For touch-ups, use the same type of brush or roller the original painter used. Feather the paint from the outside borders in.

If touch-ups stand out, paint the entire wall, making sure to paint corner to corner and avoid splatters onto the ceiling and adjacent walls.

Jane Hoback is a veteran writer whose work has appeared in the Rocky Mountain News, Natural Foods Merchandiser magazine, and ColoradoBIZ Magazine.

With Pittsburg facing  Green Bay, this Super Bowl should be a historic game to watch.  Of course there’s always the Half-time show and commercials to look forward to as well.  The game will be played in the new ultra-modern Cowboys Stadium. The weather outside of the stadium reminds us of the “good old days” of  games like the  1967 NFC championship Ice Bowl  that matched Dallas against Green Bay.    

Since most of us will be inside enjoying the game in the comfort of our own homes, we want to wish you the very best for your Super Bowl Sunday!

Enjoy the game and GO______________________(fill in the blank)

Locally, the Raymondville Picnic starts this week.  The 59th annual event is held in the small village of Raymondville, Mo.  It’s always a great time for the kids since there are carnival rides and games and for adults who gather for gospel music, country music, dancing,crafts, food and fun.

Then begin the 4th of July celebrations.  June 25th the Houston Chamber of Commerce is sponsoring a fireworks display at the fair grounds.  This is always a good time. 

This year the “Wall that Heals” will be in Cabool, Mo. beginning July 1 thru July 4th. The half-scale replica of the Vietnam Veterans Memorial will be located at the Cabool High School football stadium and will be open 24 hours a day.  Freedom Celebration fireworks display sponsored by Cabool Park Board begins at 9:45 p.m.

Every 4th of July we are reminded that we are privileged to live here, raise our families here and celebrate with our neighbors the freedom to enjoy living in the beautiful Missouri Ozarks.

Happy Summer everyone!

                                                           God Bless America

The street is blocked off to traffic so little ones can safely trick-or-treat on both sides of the street.

This activity has proven to be a safe and fun time for all involved. The little ghosts and goblins are rewarded with treats while the adults can be assured their children are having fun in a safe environment.  This program has worked out great for merchants and participants alike.