Email or Phone?? What do Internet Consumers Want?

I received an internet lead in October of 2005. It turned out that the owner had just bought the house a couple of months earlier, in August. I grunted a little, but sent him some information anyway because you just never know. I sent him listings on a monthly basis and also had him on an automatic drip campaign for once a month contact.


Some time in 2006, he emails me asking me to update his email address. Why not.... I guess that means he's looking at the emails and listings, so I updated his information.

In May, I received an email saying he wanted to meet with him because they were thinking about selling. He travels a lot so several appointments were canceled and rescheduled. Honestly, I thought he was a flake. He then suggested that I meet with his wife since his schedule is so busy. I tell him that I don't like meeting with just one spouce and that we should just meet the next time he's back in town. Reluctantly, I ended up meeting with the wife without him.
While talking with the wife, I learn that they're being relocated and will be moving July 14. What?? That's in 3 weeks!! I leave her my market information and tell her to call/email me with any questions or concerns. I received an email from the husband later that day thanking me for meeting with his wife and he appreciated some of the suggestions I had made and they were going to buy paint that night.

Two weeks ago by and I don't hear from them. On Sunday, I emailed him asking when I could come over to have him sign the paperwork and get a key from him so I could list it. He emails me back saying Thursday morning. I ASSUMED THE LISTING AND IT WORKED!!

I got there this morning and we spoke. He signed the listing agreement and such, and I put a sign in the yard. Then, I had to stand there and say, "I know we've been doing a lot of emailing back and forth, but can I have a contact phone number for you, especially since you're leaving the state?" We both chuckled and he thought it was funny that we had never spoken before this morning.

So, my question to everyone is, do you think the phone is really that important, or are you more like me where email is your main form of communication with your clients and potential prospects?
Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

ARE YOU PACKED YET?!

An Example of Why You Shouldn't Overprice to Sell

Many sellers like to test the market. When doing this, they overprice their properties in the hopes that an unsuspecting buyer won't look at the neighborhood history and just offer the full asking price. Here is an example:

There is a property in Rowlett, TX. I interviewed for the listing back in March 2006. At the appointment, we discussed many updates to the house that would need to be done in order to warrant top dollar. I told them that if they updated the kitchen, removed the wall paper, a few other things, along with allowing me to stage the property, a reasonable asking price would be $140k. I told them that if they did not do these updates and just listed the house in its present condition, it would sell for $125k tops, and that might be pushing it.

I followed up many times over the next several weeks to see how progress was coming along. Each time I spoke with them, they were very excited about the updates and couldn't wait to get it on the market. In July 2006, I got the call to come list it as they were ready... I walked in the door:
Me: I can't wait to see the kitchen!
Mrs. Seller: Oh, we didn't change the appliances.
Me: Ok, but at least it'll have a cleaner look with the wallpaper gone.
Mrs. Seller: No, we didn't take down the wall paper.
Me: Ohhh... What about the bathroms?
Mrs. Seller: No, we didn't change the flooring or anything there either.
Me: Ok, how about you tell me what you did do before I run through my list that we discussed.
Mr. Seller: (very proudly says) We recaulked the bathtubs!
Me: And?
Mrs Seller: That's it. We figured we could just sell it like this and the new buyer could do what they wanted...
Me: Well, you know that's going to effect the price we ask and how fast it's going to sell, remember?
Mrs. Seller: That's ok. We were thinking about $140-145k.
Me: We discussed $140k if you did the upgrades. We can't list it at $140k in this condition.
Mrs. Seller: But it was a former model home!
Me: But it's not a model home anymore. It has the original everything from early 1980!! $140k is not realistic.

I could go on... what happened here, is that I did finally agree to $140k with a $1500 allowance for the buyer, so that was basicaly $138,500. They also agreed to discuss a price adjustment after a couple of weeks depending on activity.


The sellers declined showings right and left, and refused to lower their price. I did finally get them to list at $137k but with the $1500 allowance removed, so they basically came down to $137k.

Where is that listing now?? Well, a couple of months after I listed it, my brokerage terminated the listing because they kept declining showings, and they also wouldn't allow me to stage it in order to show it to its best potentially, especially since it was overpriced, we needed to show the buyer why it was worth it.

It's now over a year later from my original listing, and it is STILL on the market!! It's with a different brokerage of course. Wanna know their initial starting price? $138k! Yes, they went UP from my last price adjustment. Wanna know what they're listed at now?? $133k with a $1500 allowance, which is basically $131,500.

At this point, even though it's only about $10k over priced, the listing is so stale, not many people are going to look at it. They ruined their chance of selling it because they sabataged their own efforts, and lack there of.

The lesson here, is do NOT overprice your listings just to test the market. Otherwise, you could be sitting there like these folks are, over a year later and no showing activity!!

Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

ARE YOU PACKED YET?!

Do You Water Your Foundation?

I work with a lot of relocation into the Dallas area. With that, it takes a lot to educate someone not only about our market, but also about how to take care of their properties.

Most of the North Texas area is built on Clay Soil. It's usually Red Clay, but Black Clay is also common. Either way, it's Clay and Clay is a very interesting and unique material to build on. The Clay is constantly expanding and contracting. That means your house is constantly expanding and contracting. With this movement, you can get many cosmetic cracks on the interior along with the exterior. These cosmetic cracks will eventually turn into structural cracks if not taken care of.

The goal is to create as little movement as possible. In order to do this, you must water your foundation year round. What do I mean by watering the foundation? You need to keep a consistent amount of water around your slab (or even pier and beam foundation if you're in an older home). This is accomplished in a couple of ways. If you have an automatic sprinkler system, as long as you can see the water reaches up to the house, you should be fine. If you are manually watering with a sprinkler, make sure you get all over and not just the front and back yards because that's where your main grass is. You need to be watering the sides of your house too.

Where I'm getting the freaked out look from people is when I mention placing soaker hoses around the foundation. For the past couple of years, North Texas has been in a drought and we've been put on watering restrictions, which I've blogged about before. With the restrictions, most areas could only water once a week, while a select few areas were allowed twice a week. With the heat of the summer, this is not enough moisture to keep around your foundation for consistency throughout the year. Soaker hoses, since the water goes directly into the ground, are allowed everyday, though your regular watering is not allowed. Soaker hoses, to cover an average sized house, will cost approximately $50 and it's a good $50 to spend. These hoses, usually black, should be placed 12-18 inches away from the house. You do not want to put them right up against the slab because then too much water could get stuck under the slab and the house could rise. You're just looking for consistent moisture around the foundation. Using the soaker hoses about 10-15 minutes 3-4 days a week in the summer, and maybe only once or twice a week in the winter will help you save thousands on future foundation repair in the future. It's a simple, easy fix for hot, dry summers, and there's no excuse for a bad foundation when it's part of everyday house maintenance when you're a home owner.

Yes, we're having close to record rainfall this year, but we're just catching up with what we need. Our lawns are very green right now, whereas last year, everyone's looked like we were in a desert. But, YES, we're still on water restrictions. And the soaker hoses are for house maintenance, not just using them one year and not another.

Do you Water your Foundation in your neck of the woods?

Various Listings in and Around Dallas

10554 Cox Ln, Dallas TX 75229 Home for Sale

What a fabulous house!! This house is in sound mechanical & structual condition, but you'll need to bring your decorating & updating ideas with you to make it your home. We'll even give you $5k to start with! There are 4 bedrooms, 3 full baths, 2 car garage, and backs to Creek for privacy! The master and one bedroom are downstairs.

Features include: newer appliances & corian counters, elevated nook with bay window and view of Mature Trees and Creek, Sautillo & tile floors, wood paneling in the Living room with a floor to ceiling brick WBFP, Balcony off the GameRoom with WetBar, Double Shower with Jetted Tub, Double Vanities and Double Closets in the Master. Through the garage, you'll find a separate exercise room & workshop that are vented for AC. The house has 3 AC units so it's definitely zoned for better efficiency bills. The house is priced below appraisal so you can come update it yourself.







YOU CAN GET ALL THIS FOR ONLY $350,000 SO MAKE YOUR APPOINTMENT TODAY!

Texas- 2006 Profiles for Buyers and Sellers

NAR (National Association of REALTORS®) has their own number saying 79% of buyers use the internet when looking for a home. However, Texas has done their own research. The 2006 Profile of Texas Homebuyers and Sellers has some astonishing numbers.

According to the profile, 94% of Buyers were using the internet to look for properties. That's a huge difference from the National number! 25% of Buyers were using the internet to get information about a particular area. This is where Localism will come in more handy in my market. I'm still waiting for the grass to turn green before I enter more photos.

Here's something interesting. There are still agents that think all they need to do it enter a property in the MLS and it'll sell, as 10% of Sellers said that's all their agent did. On the flip side, 77% of Sellers said their agent provided more services throughout the selling process. I wonder what happened to the remaining 13%??

Overall, I guess I would conclude that the Texas Buyer is above the curve with using the Internet for their home searches! It's a good thing I jumped on this bandwagon long ago!

If you're a Buyer and/or Seller, and you're reading my Blog, congratualations on putting the newspaper down and saving some gas from driving around neighborhoods aimlessly. Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

Dallas Real Estate- Remodeling Investment

Are you thinking of remodeling your home? Consider the return on your investment before remodeling. Not all remodeling projects yield the same return in increasing your home’s value.

Updating your kitchen and baths is your best remodeling investment, returning a nearly dollar-for-dollar increase in home resale value. An updated kitchen and bathrooms make your home that much more attractive to potential buyers when you do decide to sell.

By contrast, converting a basement into a family room (if you're are has basements) or adding outdoor recreation facilities, such as a swimming pool or sport court, yield the lowest return on your investment.

Sometimes the cumulative effect of several smaller projects can yield a higher resale value than one or two larger ones. Smaller projects tend to be more cosmetic--new paint, doors, or windows. Larger projects that upgrade or add living space may cost more, but almost always add less resale value for the dollars spent, like converting space over the garage to a media room.

Whatever you do, be careful of over-improving for your neighborhood. Remodeling that significantly improves your property over neighboring homes won't return as much when it comes time to sell. People don't just buy a house, they're buying a neighborhood as well.

If you have any questions or you'd like additional information, please don't hesitate to call or email me. Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

Dallas Real Estate- Minimize Stress in Moving

For most people, moving to a new residence is a stressful event. Here are some things you can do to minimize tension and worry when you sell your home:

* Choose a real estate agent (REALTOR®) who communicates clearly and frequently, keeping you up to speed on every step of the process.

* Price your home accurately for market conditions. Homes that sell quickly leave their sellers wondering if they set the price too low, while sellers whose homes sit on the market unsold wonder if they'll ever find a buyer.

* Decide whether you want to move yourself or have professional movers handle the job. If you hire a moving company, make sure to book well in advance.

* Think about cleaning services. After everything is packed and moved is a great time to have someone come in and clean.

* Arrange at least two weeks in advance to have utilities and phone service disconnected at your old house and reconnected in your new home on the move-in date.

Please let me know if I can answer any questions or provide additional information. Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

Dallas Real Estate- Moving Day

Most buyers and sellers consider moving day a real hassle. Here are some things you can do to make it more manageable:

* Cut back on your possessions as you pack. Make separate areas for items to be discarded, sold, or donated to charity.
* Label all boxes and color-code them by room, whether you pack yourself or have help. Otherwise, you'll never remember what's in each box.
* Have the outside door locks on your new home changed and the garage door opener reprogrammed.
* Get referrals from your doctors, dentists, and veterinarians for new providers near your new home. Take your files with you instead of waiting for them to be sent.
* Pack a “first night” box that contains everything you'll need for the first night in your new home. Include bedding, cookware, utensils, toiletries, and anything else you can't do without before you are unpacked.

If you'd like additional tips or suggestions, please don't hesitate to call or email me. Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!!

Dallas Real Estate- Pricing is Key

According to a recent report, nearly 82% of potential buyers use the Internet to refine their home search. Broker Web sites let buyers browse by house size, style, area, and price.

Because many buyers look only at those homes within their price range, it's important to accurately price your home for the market. The higher a home's price above market, the fewer the number of interested buyers, and the longer it will take to sell.

The key to selling your home quickly at the greatest return is to price it at market value right from the start. A fairly priced home will capitalize on the flurry of buyer interest a home enjoys during its first few weeks on the market. Plus, you're wanting to SELL your house, not just LIST your house, right?

Please don't hesitate to call or email me if I can answer your questions or help with additional information.

Texas Association of Realtors License Plate

They finally arrived!! Check out my new Texas Association of REALTORS® license plates. They look "fake" as they're so different. I'm going to definitely have to watch the way I drive now.... not that I'm a bad drive, because I'm a great driver, but I'm the type of driver that has somewhere to go, and I like to get from point A to point B as quickly as possible!





Thank you everyone who helped with the choice of "BUYIN".

What do you think?

Texas- Home Sales Set Record for 2006

According to the Associated Press and NAR, Texas had a record year in 2006 whereas the rest of the nation didn't, for the most part.

NAR reported only 6.5 million units were sold in 2006 which was down 8.4% compared to 2005 sales. They also stated that 40% of sales in 2005 were to investors or second-home buyers. Once the market switched in several areas, those investors backed out and have, therefore, decreased sales overall.

Texas sold almost 290,000 homes in 2006 which was the higher amount sold to date.

Even with sales declines across the country in many high-dollar areas, the median sales price was $222,000 compared to $219,600 in 2005.

As I tell all my clients, you can't listen to the national news to see what's going on in our area. We have had tremendous activity where others have not. If more people would look at the facts and not depend on information in other areas, the Dallas area could see even more growth!!

If you're looking to move or invest in the Dallas area, give me a call/email!!