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.

Short sales allow the cash-strapped seller to repay the mortgage at the price that the home sells for, even though it is lower than what is owed on the property. With plummeting property values, this can save many people from foreclosure and even bankruptcy.  More and more lenders are willing to consider short sales because they are much less costly than foreclosures.

In the Texas County area, more homes are in danger of foreclosing.  It is happening in all price ranges and local experts say that even high-priced homes are not immune.

“The CDPE designation will be invaluable as I work with sellers and lenders on complicated short sales”, said REALTOR Barb Head.

If you’d like more information on short sales or if you want to discuss how Barb can be of service please give her a call at 417 967-2221 or toll-free at 1-800-753-0103.

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!

Here are a few surprising and simple ways to cut your energy bill this season.

Put lamps in the corners: Did you know you can switch to a lower wattage bulb in a lamp or lower its dimmer switch and not lose a noticeable amount of light? It’s all about placement. When a lamp is placed in a corner, the light reflects off the adjoining walls, which makes the room lighter and brighter.

Switch to a laptop: If you’re reading this article on a laptop, you’re using 1/3 less energy than if you’re reading this on a desktop.

Choose an LCD TV: If you’re among those considering a flat-screen upgrade from your conventional, CRT TV, choose an LCD screen for the biggest energy save.

Give your water heater a blanket: Just like you pile on extra layers in the winter, your hot water heater can use some extra insulation too. A fiberglass insulation blanket is a simple addition that can cut heat loss and save 4% to 9% on the average water-heating bill.

Turn off the burner before you’re done cooking: When you turn off an electric burner, it doesn’t cool off immediately. Use that to your advantage by turning it off early and using the residual heat to finish up your dish.

Add motion sensors: You might be diligent about shutting off unnecessary lights, but your kids? Not so much. Adding motion sensors to playrooms and bedrooms cost only $15 to $50 per light, and ensures you don’t pay for energy that you’re not using.

Spin laundry faster: The faster your washing machine can spin excess water out of your laundry, the less you’ll need to use your dryer. Many newer washers spin clothes so effectively, they cut drying time and energy consumption in half—which results in an equal drop in your dryer’s energy bill.

Use an ice tray: Stop using your automatic icemaker. It increases your fridge’s energy consumption by 14% to 20%. Ice trays, on the other hand, don’t increase your energy costs one iota.

Use the dishwasher: If you think doing your dishes by hand is greener than powering up the dishwasher, you’re wrong. Dishwashers use about 1/3 as much hot water and relieve that much strain from your energy-taxing water heater. Added bonus: you don’t have to wash any dishes.

www.farmhomesrealty.com

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.

Published: February 3, 2011

Painting walls red–or any bold color–makes a definite statement, which you may want to take back someday. A tinted primer will cover your mistake.

Seeing red
Painting walls red is less forgiving than, say, painting walls Linen White. Make a mistake, and you’ll feel like you’re dining inside a tomato. Change your mind, and you’ll need at least two new coats of paint to cover your regrets. Here are tips on where and which red to choose.

Painting walls red can make large spaces feel more intimate, and small spaces look more interesting. Splash a little red in a powder room, or on just one wall in a den.
Bluish reds can be festive and a good choice for dining and living rooms.
Orange-hued reds are anxiety-producing colors–popular in casinos–so keep them out of the bedroom.
Paint your selection of a sheet of poster board–not on the walls–and place it in different parts of the room, at different times of the day, and in different sunlight conditions. At night, turn on lamps to see how your red reacts to artificial light.
Choose to re-choose
Red walls don’t play well with new colors: Whites turn pink, yellows become orange, and blues look purplish. You won’t be able to throw up a coat of crème and call it a day.

Here’s how to neutralize red:

Prime walls with water-based sealing primers, such as Benjamin Moore Color Foundations or Behr Premium Plus Interior Enamel Primer.
Tint primer to make it closely match your final color. Or, choose a grey or pink tint to help transition from red to a more neutral color.
Paint two coats of primer and let dry completely. Use fans to speed up the process.
After priming, choose a good quality paint and you’ll likely need only two coats. For a high-quality paint, look for 100% acrylic and stick to national brands.
Apply new color with a 3/8-in nap roller. The shorter the nap, the better the coverage, which is important when covering red colors.
Caralee Adams, a veteran journalist, has written for Better Homes and Gardens, Parents, Fitness, and The Wall Street Journal.

Published: January 14, 2011

Repair and replace door hardware that makes rooms look dingy and outdated. We’ll show you how door and cabinet pulls, knobs, and hinges can give your home new sparkle.

Repair and replace kitchen cabinet hardware
Replacing or repairing knobs and pulls on cabinets and drawers is a quick way to give your old kitchen a new look.

Cabinet hardware can be simple or ornate, and ranges from $1 a knob to $45 or more. Here’s your game plan:

Repair loose knobs and pulls by tightening holding screws, replacing stripped screws, or plugging gaps with wood filler applied with a putty knife.
Count the number of knobs or pulls you need before you head to the hardware store. Estimating will cost you time and money.
To replace pulls, which are attached to cabinets by a screw at each end, measure the distance between holes–not the length of pulls–to assure a perfect fit.
If you’re switching from a two-hole pull to a one-hole knob, choose hardware with back plates that cover door scratches and holes.
Tighten, polish, or replace door hardware
Nothing ages a room like a loose doorknob. You can tighten mortise-style doorknobs by simply tightening the setscrew on the side of the doorknob. For cylindrical doorknobs, you’ll need to take the doorknob apart.

Replace dated doorknobs with sleek door levers. For easiest installation, choose a lever handle lockset made by the same manufacturer. Prices range from $20 to $160.

Buy a commercial polish, such as Wright’s or Weiman, to make brass doorknobs shine. Warm water and a little dish soap or a homemade paste of equal parts vinegar and baking soda will scrub off dirt and make stainless steel and glass doorknobs sparkle.

Clean or replace door hinges
Telltale paint on door hinges says someone did a sloppy job. To restore hinges, try these techniques.
Wash with sudsy hot water.
Scrub with a nylon brush or a toothbrush. A wire brush could damage the finish.
Brush on paint stripper that is safe for all surfaces.
Polish with beeswax furniture polish or brass polish.
Jane Hoback is a veteran business writer who has written for the Rocky Mountain News, Natural Foods Merchandiser magazine, and ColoradoBIZ Magazine.

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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)