House of the Week

0 West Wrentham Road, Cumberland, RI

$199,900

Not a house yet but a spectacular location to build your dream house! A private 2-acre homesite already approved for a 4-bed home in North Cumberland on the Wrentham, Massachusetts line. A great commuter location. Be close to everything but have your privacy. With 260' of frontage this property has beautiful rolling hills, mature trees and a pond.

Call (401) 457-1745 today for more information and your private tour of this very special location.

What is a Short Sale?

What is a Short Sale? You’ve heard the phrases “upside down” and “under water” recently with regard to the situation many homeowners are finding themselves in. What that means is that the value of an owner’s home is LESS than the amount of his outstanding loans or mortgages. For example, if your home is worth $200,000 but you have a loan of $225,000, you are under water.

If you must sell and cannot afford to bring the $25,000 to closing and do not want to consider a foreclosure, you might approach your lender with the idea of a short sale. Certainly not a quick fix, a short sale generally does less damage to your credit than a foreclosure. While most lenders will not be thrilled at the prospect of a short sale, they are aware that a foreclosure is usually a far more time-consuming and costly option. In a real estate market where housing values are going down it is in the best interests of the lender to liquidate their problem loans as quickly as possible.

If you are a buyer and considering the purchase of a “short sale” be prepared for a much longer time line from signing your Purchase & Sales agreement to closing. These types of sales are taking 3 to 6 months to complete. So if you have the time and can be patient, it can be a great opportunity to buy a property you might not be able to afford otherwise.

Whether you are a Buyer or Seller of a short sale, my suggestion is to find a Realtor and attorney who are experienced in this type of real estate transaction. For more information, feel free to call me at (401) 457-1745.

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Your Realtor is an Independent Contractor

I had a buyer-client couple in my car over the course of several hours last weekend. As we were driving between appointments we were chatting about cars. They have seven between them so obviously we were looking for a property with a garage.

As we were driving along, Chris asked if my car belongs to my company or if they provide a car allowance. A reasonable question to ask of most salespeople but certainly not the case for a Realtor. I told him that it most defintely is my vehicle and that I am an independent contractor and pay most of my business expenses out of pocket; out of my own pocket.

It was a question I've been asked before but it brought back the realization that many consumers still have no idea how we realtors are 'paid.' Often they think we are paid hourly for those tours we give them of a new area or that we drive a company car. I explained to Chris I work under the 'umbrella' of a broker and I share my commissions with the company.

The percentage that a sales agent receives is determined by the employment contract the agent has with the Real Estate Company. Real Estate Agents are independent contractors and receive no financial benefit other than the sales commission. We are responsible for our own vehicles, auto insurance, gas & maintanence, malpractice insurance, computers, cell phones, and medical insurance to name some of our business expenses.

Certainly there are many different 'compensation programs' out there in real estate. Realtors who are affiliated with a franchise firm pays royalty fees. There are agencies who provide their agents with desk space, administrative support, a phone/computer line and cover soem of their advertising expenses such as business cards and print ads in local papers and magazines. Some pay none of that and the agent pays all expenses either per month or per transaction.

The important thing for the consumer to know is that your agent, whether representing you as a Buyer or Seller, receives no compensation until AFTER your transaction closes. No closing, no paycheck. So a Listing Agent representing the seller will likely have spent money during the time of the listing for advertising, color brochures, virtual tours, signs, etc, planning to recoup those expenses after the sale. A Buyers' Agent has the auto expenses already mentioned plus cell phone, computer, etc. An agent taking you around to see various listings is not being paid by anyone. They will be compensated when, and only when, they represent you in the purchase of a home that gets to closing.

Client loyalty is a valuable commodity to Realtors. If you find a Buyers' Agent you like and who seems to be doing a good job for you, stick with her! And Sellers, be sure you have given your Listing Agent an opportunity to sell your house before thinking you 'need a new agent/company.' When you change agents or real estate companies, that first agent has no chance to recover those expenses already spent on trying to sell your house.

Certainly if you are not happy with your agent for any reason, talk to her! Give her an opportunity to do for you what she's there for. As always, communication is the key to a successful business transaction.

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House of the Week

40 Rolling Meadows Road, Pascoag, RI
$374,900

Set in Rolling Meadows Estates in picturesque Pascoag, this 3 bed/2.5 bath Colonial is in pristine condition. Built in 2002, this home has a spacious kitchen with a tile floor, Silestone counters and stainless appliances all NEW in 2008. Plus new hardwoods throughtout the first floor. A very convenient floor plan with the laundry in the lavette on the 1st floor and a finished lower level. The lovely master has its own bath and two walk-in closets!

Set in a young neighborhood, you can sit on your Farmer's Porch and enjoy the peace. With a 1/2 acre lot, the property has a large flat yard with sprinklers both front and back. Close to everything, just minutes to Rts. 44 & 295.

Call (401) 457-1745 today for more information or a private appointment!

The Importance of a Home Inspection

You have finally found The House. Your buyers' agent has negotiated a great price, you have signed a Purchase & Sales Agreement and now it's time to have The Home Inspection. Never skip the Home Inspection!! No buyers' agent worth his salt will let a client forego an inspection.

Hopefully before you get to this point, your agent sat with you and discussed the inspection process. Some of the inspections you may want to consider include Physical & Mechanical, Termite & Woodboring Insects, Radon Measurements, Water Analysis & Flow Test (if the house has a private well), Septic Inspection (if the house isn't connected to public sewer system) and Lead Hazard. Generally there is a time limit by which you must have the inspections completed. Check with your buyers' agent to find out what the practice is in your area.

A qualified Home Inspector will look for deficiencies that seriously compromise habitability and safety of the home or would be expensive to repair. You may get a written report or the report may be delivered to you electronically. For first-time homeowners, the inspections are especially valuable because your inspector may also give you some information about the workings of some of the mechanicals in the house and provide some maintanence information.

Hopefully your reports will be short on problems and the rest of your transaction will go along smoothly. But at least you will know you've done your best to avoid any nasty surprises after the closing.

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The Value of Buying An Owner-Occupied Multi-Family House

When I was growing up they were called tenements or tenement houses. I haven't heard that term in years; they are now most often referred to as multi-family houses or just multis. I grew up in a city in the Northeast with many textile mills and neighborhoods full of tenements. Back then it seemed most of those houses of 2-3 units or apartments were owner occupied and often housed several generations of the same family.

That practice became less common as people who could afford to left the cities and moved to the suburbs often keeping the multis as investment property and becoming absentee landlords. Without the landlord right there to keep an eye on things, the properties often fell into some disrepair and showed less pride of ownership. When values of real estate skyrocketed in recent years, many of these owners sold their multis at incredible prices. Now we are seeing many, many of these multis being sold as short sales or after foreclosure. The poor condition of some of these houses is unimaginable.

If you are considering buying a multi-family property to either live in or invest in, my advice is to try to find one that is or was owner-occupied. Certainly that is getter more difficult in this market but it's not impossible. Sometimes you can tell by the information available on the multiple listing service (MLS) or your Buyers' Agent may be able to find out. It doesn't hurt to ask.

An owner-occupied multi is less likely to be for sale as a foreclosure or as a short sale so the price may be more of a conventional market price and not seem like such a bargain. But the condition of the property may more than make up for the additional cost of purchase. Also if the house is vacant and needs work before you can get paying tenants in there, every day it's empty is a negative for you.

No matter which way you go, find a Buyers' Agent to represent YOU and do your homework!


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House of the Week--OPEN HOUSE June 7, 2009

OPEN HOUSE

**Sunday, June 7, 2009 1:00-3:00 p.m.**

36 Valley Stream Drive, Cumberland, RI

$589,000

This custom-built Colonial is located in prestigious Valley Stream Estates. With over 4000 sf of living space, this home has 4 beds plus a full in-law/au pair suite. Built in 2001, this home is better than new. The gorgeous gourmet kitchen features a Wolf Range, Granite counters, Hardwood floor and Stainless Steel appliances. A very open floor plan, details include crown molding, French Doors, Master Suite with Sitting Room and closets galore!

There is also a finished lower level with lavette. Newly painted throughout plus new carpet and new hardwood floors, this home is ready to move in. The property is professionally landscaped with underground sprinklers and has a very secluded yard on a quiet street.

Call (401) 457-1745 today for more information or a private showing.

It's All About the Service and the Client

An article written about Zappos, the online shoe seller recently talked about how important customer service and happy employees are to a successful business. Now there's a news flash for you!

Talking about how all types of businesses are paying attention to customer-centric and employee-friendly approaches to business, the author felt that such ideas seem to run counter to the prevailing economic currents of cutting costs and services these days. I don't remember getting that memo. While we are all certainly being forced to cut costs, I don't see much value in cutting customer service.

Real Estate is all about service not sales. I've always felt more like a consultant or a counselor when working with a client to buy or sell a house rather than a salesperson. They look to me to bring them information that will help them make a decision to help them reach their goal.

I know this all sounds rather obvious and simplistic, but you'd be surprised how many Realtors I have met and worked with who seem to have forgotten or maybe never knew it. One of the most important qualities of a successful realtor is patience! I pride myself on listening to my clients and giving them the attention they need and deserve.

A house is probably the most valuable asset most of us will own in our lives. Any decisions made during or leading up to a real estate transaction can have far-reaching and long-term consequences. You need to have the right person assisting you and the right information to make those decisions.

If you are considering buying or selling a house this year, give me a call at (401) 457-1745 or drop me a line!

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