"There is no Santa Claus..."

The “original” Santa Claus (derived from his original name, Saint Nicholas) was born March 15 270 and lived to age 73. Many of you know he had a reputation for secret gift-giving, such as putting coins in the shoes of those who left them out for him, and thus became the model for what we today know as “the spirit of Santa Claus”. Saint Nick’s reputation became well known among the faithful, as was common for early Christian saints.

 

We are all called to know Christ, remain in relationship with Him, and model in our daily lives as best we can by what He has taught us about this life. Over the next few days, as we give and receive presents, I know His is the only gift that matters. Since I believe that Christ was the perfect sacrifice for my (and your) imperfect life, and that His Holy Spirit dwells within me, it’s easy for me to also believe in the spirit of Santa Claus. I would expect it is because the Spirit is one in the same.

So to those of you who are quick to proclaim “there is no Santa Claus”, I’d think again. And to those of you who know this profound and everlasting truth, I know you will have a wonderful and meaningful Christmas!

Have you ever thought about selling your home someday? Part 1

Now's the time to think about it. Far better now, than when your life situation requires it (expecting a child, relocation, job change, desire for less exterior work, etc.). It's the same as retirement or insurance - when you need it is not the best time to think about buying it.

So what can we do *now* to help put you in best position to sell your home *one day*? And how can you start to reap the benefits today? Having spent a large part of my life in the field of project management, the best thing is to have a *plan*. For example, you may not have thought about consulting a Home Inspector, enlisting the services of a Home Stager or exploring the market with a Realtor, but that's the very best time to have those discussions - when you are not in immediate need.

Part 1 - What can a Home Inspector do for you that benefits you now?

Would you benefit from knowing what major systems may need minor repairs now to avoid major repair or replacement later? In the real estate industry, we call this situation "deferred maintenance". Good news is, I have developed relationships with Home Inspectors who will focus on your major systems for a reduced fee.

The best immediate benefit to you is that you will benefit now from a qualified Home Inspector identifying and help you prioritize any repairs required - and that you will enjoy the result of having this work done while you can enjoy it for many months (or years). And even if you determine to do nothing at this point, it can be part of how you prepare and market your property to get it sold more quickly and for the best possible price - and not be disappointed at the point you *do* need to sell.

So what's the big idea? Home Inspectors aren't just a benefit to a prospective Buyer who is looking to get a negotiating advantage once a homeowner has already agreed to sell their home. It's a fact that shrewd homeowners can use a Home Inspector strategically to enjoy their home more now, as well as get more for their property when they decide to sell in the future.

Stay tuned... my next blog will talk about the value of engaging Stagers and Realtors long before you need them.

(A side note. This blog is original content from between my ears. If you like what you read, leave a comment and let me know. If you want to discuss or research other topics of interest to you, let me know that too!)

Do you have a roof over your head?

It's the Christmas season. And ever since we opened a preschool 5-1/2 years ago in a tougher part of Nashville, we are painfully aware of those who don't. 

Whether we give thanks for it or not, those of us who do have a roof over our head are blessed - whether we rent or own. And I am doubly blessed, as I have recently obtained a license to help all of my friends with real estate, including those of you whom I have not yet met!

So when should I seek out a licensed and professional Realtor ???

Does it cost me money ??

What should I expect ?

If you own a home, it may surprise you that I can help you now - even if you are not yet thinking about selling your home or buying another. Your home is mostly likely your largest investment. There are things we can do to protect that investment - so it remains an asset, and doesn't become a liability.

If you rent an apartment or home, make no mistake - this is a great time to buy, particularly in Middle Tennessee. But can I offer some simple advice? Don't start looking for homes until we do some preliminary up-front work together.

Have you ever heard the expression "when you fall in love with something, you lose your ability to negotiate"? It is true with everything - particularly the purchase of a home.

So, I would encourage you: Don't go shopping for a home until you and I have had the chance to talk. And if you ever expect that you will want to sell - or refinance - your current home, it's better that we talk long before you anticipate the need to enter into that most important transaction.

I commit that I will give you honest advice. And know that it's easier to hear that advice when you are not pressed to sell your home, and when you are not already in love with your future home.

Make sense?

Back to those people who don't have a home during these holidays. We can help them as well. Please let me know, and I can get helpful organizations in our area to surround and lift up these people in need.

Let's all have a wonderful holiday season - and watch as God creates some miracles!

 

How do I communicate with my Realtor® ???

If you are a home Seller, you have probably entered into a Listing Agreement with your Realtor®. If you are a home Buyer, you may - or may not - have put a Buyer's Agreement in place.

But, then what?

Here's an example. My Buyer informed me today that his computer can't read the PDF ("Portable Document Format") files I have sent him. While his computer properly prompts him to download Adobe's PDF reader, he is understandably gun-shy. In an era of cyber-terrorists, how can I blame him???

It would have been reasonable for me to insist that he download the PDF reader. But remember "the Golden Rule = do unto others..." The minute I became aware of his technological hurdle, I *immediately* changed my communication method and required no changes on my Buyer's part. Even though it takes a couple of extra steps on my side, I converted all PDF files to JPG (Joint Photographic experts Group) - by the way, this is the same method that digital cameras use.

That's one example of effective, client sensitive communication. First, set a reasonable expectation; then meet or *exceed* it. It seems simple, but consistent communication builds TRUST.

Do you feel that you have a trusted relationship with your  Realtor®? While I hope so, I would be pleased to help you increase your expectations of what a Realtor® can do for you - particularly *after* you've signed an Agreement.

Can I google that?

(I'm curious - when did "google" become a verb?)

It's intriguing to get behind the Real Estate "veil". For example, my wife, my friends and I had all come to rely on websites like Trulia, Zillow, Realtor.com, etc.

With over 30 years in IT, I should know better. The aforementioned sites don't validate information - they simply "fish". Another example of this fishing is another site many of us rely on - CarFax. Let's use CarFax as the example.

Why would you use CarFax? You are trying to determine whether or not to purchase a used vehicle, based on records from the DMV, dealerships, service stations, emissions inspections, etc. A CarFax report may contain dozens of records. Does it tell the whole story?

Well, here's the reality. If you get in a "fender bender", and don't file a police report or make a claim to your insurance agency, the incident likely will *not* show up in a CarFax report.

Let's extend that methodology to those better-known real estate focused websites. For example, today Trulia lists our downtown home as having a little over 2000 square feet. That's from a previous tax record before the second floor was finished - and not the current square footage of the home. The sites also don't reflect current real estate activity - houses with offers, inspections pending, etc.

Does that mean you should ignore the web as a source of real estate information? Of course not. It can help you determine the styles and price ranges of homes available, market trends, etc.

"So why should I engage a professional realtor?" Well first of all, find a realtor that is more focused on helping you - putting the concept of a commission second (you've seen the slogan "I am second"?) after giving you his or her *best effort*. Then recognize that the best realtors will give you their daily best effort, as well as engage all the resources at the fingertips of their real estate firm - ultimately negotiating the best price for your home, whether you are Selling or Buying.

Finally, the $64,000 question( http://www.pbs.org/wgbh/amex/quizshow/peopleevents/pande06.html ) - yes, $64,000 might be earned among 2 or more realtors to represent a transaction involving a million dollar home! Does my realtor really earn their commission? The truth is, the advice of a good realtor can at least 10-20% to the value of a home. If you choose a realtor that works as I do, whether Buying or Selling, your trained realtor will provide you frequent updates (a couple of times a week) with facts, help you make informed decisions, and be a shrewd, unbiased negotiator that can guide you through what is usually the most valuable purchase or sale you will make in your lifetime.

I'd be happy to show you over a dozen activities that I will happily and faithfully perform for you - daily and weekly - as your realtor and fiduciary ally. And for those who have read this far and know my work, I will earn your trust - every time. Even if you choose another realtor, you will better know what questions to ask.

(By the way, if you found *me* via a Google search - that's not a bad thing, right??? lol)

The next housing wave - 5+ years???

Anybody have a crystal ball? I expect not.

So let's listen to an expert housing industry analyst. In mid 2000, he accurately predicted the Oct 2009 housing market bottom. Almost to the day. Now he predicts we're back to 2006 levels, which will only improve over the next 5+ years.

What are some of the key indicators? Let's look at new homes under construction. A typical, healthy ratio of unsold new construction - finished but unoccupied - would be between 24-28%. The last time his analysis tracked that ratio was 2006.

In the subsequent 3 years, that ratio extended to over 60% unsold. The highest level was Oct 2009, and it has taken 5 years to recover from that recession. And guess what happened to builders and developers over those 8 years? They went out of business.

Now we are back to the healthy 2006 levels, where unsold newly constructed homes has dropped to below 28% this month - across all the counties and all price points in the Metro Nashville area. You've all heard that Nashville is expecting a growth boom over the next 10 years - so where will the homes come from? Fewer builders and developers mean less competition for existing homes! And new construction starts can require 2 or more years to approve...

That's good news for those of us who already own homes. It's also unfortunate that many builders and developers went under over the past 8 years, and are no longer around to build new homes to meet the demand. In fact, new construction starts are off by over half, while demand for housing is stronger than ever. That means demand for your home and mine is stronger now and will increase substantially  over the next several years.

How can I help you take advantage of this excellent home ownership trend? First of all, if you've never owned a home, you shouldn't wait. Interest rates are still favorable, and I can help take the mystery out of buying a new home. And if you own a home and are looking to move into a more capable home, you should take this as a definite buy sign. You will get more home for your money now than if you wait.

You can ask those who know me well - I have a proven track record as an expert negotiator, because as Steven Covey first proposed, I "seek first to understand, then to be understood". I will listen, so we can together put your needs at the top of your list, where they belong.

Both Seller and Buyer need to Win in a successful negotiation. That means listening to, understanding and acting according to your needs. Since I will repeatedly earn your trust by doing the right thing always and in all ways, you will truly be proud of this real estate transaction - as well as every future real estate transaction we work on together.

Curious? Let's talk. Remember that "I" + "Realty" will help you reach your new "Real-I-ty".

I have a "For Sale" sign in my front yard - Now what?

Q. Why does my agent keep telling me to drop my asking price?

Q. My agent tells me that Open Houses don't sell homes - Is that true?

Q. I seem to get a good number of showings, but why am I not getting offers?

If you've ever tried to sell your home before, you've probably tired of asking yourself these questions. I know as a home seller, I have. That's why I got into Real Estate in the first place. I expect my experience will help you address these risks b-e-f-o-r-e they become problems. Note that *none of them* are solved by how many signs you have in your yard or how many places on the internet show your home is for sale.

So let's address these questions one at a time. "Drop my price?" That's not the real question. Selling your home is a project, and you need a realistic strategy, a plan from Day One. That plan should be respectful of your goals and your timeframe. Next to your marriage and your family, your home is your largest investment. That means I will listen before I prescribe. Then I will help you arrive at a realistic listing price and home presentation strategy to achieve your objectives.

"Open Houses don't sell homes..." The truth? Despite all of the great research tools on the internet, you can count on the fact that nearly 100% of homes do not sell until a buyer walks through their front door! And more than 10% of homes sell directly as a result of an Open House. So let's talk about the other 90% - why would you want the inconvenience of having them view your home? Have you ever seen the shows (e.g. HGTV) where prospective buyers provide their candid comments during a walkthrough? Capturing those comments help us modify strategy and sell your home more quickly, and for a higher price.

"Why am I not getting offers?" Truth be told, each every showing is an invaluable piece of the home selling puzzle. Most people don't waste their time (especially with internet-based research tools), looking at more homes than they need to visit to reach a decision. Your best realtor will interview the buyer's realtor on the heels of each showing. All we need to discover is objections that we did not anticipate in our strategy. That's where I can provide you the most value - coming up with a solid strategy, and helping you mitigate the occasional objections neither of us could have foreseen.

I would be pleased to help you be a good steward of the home you have already been blessed with. Let me bring uncommon solutions to these all-too-common problems.

This week's post, for those looking to buy a home...

Munson's Real Estate tip of the week is for friends who are looking to buy a home: “What will make the Seller choose your offer over others?”

Think about the home sale from the Sellers’ perspective. What is their motivation? If they have listed their home for sale, they most likely have another home (or destination) in mind - and a timeframe that they are looking to satisfy. They also have developed an opinion of what their home is worth - that is reflected in their asking price.

The best offer will be from the Buyer who will be the easiest (least challenging) to work with. So as a bonus this week, let me give two tips (not just one) which will make your offer really stand out.

Tip 1: Satisfy the financing contingency before you make your offer. Do your homework. Know what competing homes sell for, and assure you have the means to make your first offer your best one. Either you saved enough for a substantial (20% or more) down payment, or you have pre-qualified your borrowing capacity with a helpful lender. And yes, I can help with this step.

Tip 2: Know what constitutes a “deal breaker” for you personally. Then determine what particular inspections or contingencies you will need to assure that you will feel confident about your home purchase. Unless it is a "Buyer's" market, don't nit pick. Money tip – you can work with your preferred home inspector(s) to limit the time and cost of each inspection if you understand what you are looking to the inspector to find.

So why will the Seller choose your offer over others they may be considering? (Particularly in a hotter, “Seller’s” market?) Your ability to obtain financing, along with realistic inspections and contingencies, show you to be a Buyer who is “ready, willing and able” to buy the Seller’s home.

Again, these are just two little-practiced ideas out of literally hundreds that my wife and I learned over decades of buying, leasing, selling and building a variety of homes – and yes, some are lessons learned “the hard way”. Let me bring all these ideas to help you be a faithful steward of your resources, so your home purchase will exceed your expectations.

Remember, the Seller chose the home before you did. If you understand why your first offer is your best one, and if you have evaluated competing homes so you have a “Plan B” in mind, you are more likely to “close the deal”.

 

 

 

 

 

 

This week's lesser known Real Estate tip

Here's Munson's Real Estate tip of the week, for my friends who are contemplating selling their home – whether to upsize, downsize, capsize (hopefully not that), whatever... I would encourage you to get a mini-home inspection (major mechanical systems only) - *before you list your home*.

As you might expect, your first showings will net your highest price offers. Other realtors will tell you that. Now for my tip: A mini-inspection costs a fraction of what a full inspection would cost, and will accomplish three key goals for you once your home is listed: (1) it will help apprise you of key areas that you can address calmly before prospective buyers see your home, (2) it will assure that your early showings lead to offers, and (3) it will help you keep the deal intact during the buyer’s inspection process. Minor items rarely result in major price reductions.

This one of dozens of little-known or little-practiced ideas that my wife and I have learned over decades of buying, selling and building our own homes - sometimes lessons learned “the hard way”. Let me bring all my resources to help you be a good steward of the property God has already entrusted to you. 

Patience is rewarded - and a new chapter begins!

This week Nashville's finest shut down a nuisance property across the street from our preschool. This solves one huge problem, but creates new problems for the struggling families who were trying to live there.

We have worked hard over the past 5 years to maintain a high quality preschool across the street from this activity. This is our mission field - all families deserve access to great preschool, not just those who have high paying jobs. Yes, we have had both parents and staff who have had to live at that property due to their financial circumstances. I must say that 5 years of persistence and a newly formed active community group has helped North Precinct shut down this nuisance property. 

I would take this opportunity to thank our parents who recognize what we try to do for this community, give us high quality Google reviews, and refer other parents to our preschool. May our community grow stronger as a result of this difficult situation.

http://www.wsmv.com/story/25965425/metro-police-close-north-nashville-hotel

Both these news videos mention our preschool - one even shows our playground and billboard. I hope as people view this video that they will see that this is a positive - and that we try to be shining light in a fallen world. ("You are the light of the world. A city situated on a hill cannot be hidden. No one lights a lamp and puts it under a basket, but rather on a lamp stand, and it gives light for all who are in the house. In the same way, let your light shine before men, so that they may see your good works and give glory to your Father in heaven." Matt 5:14-16) In the meantime, know that we are aggressively trying to help the struggling families that were displaced by this action.

Kudos to the Tennessee Christian Chamber of Commerce, whose members have taken several opportunities to comment on the quality of our program, as well as on the challenges of our location. My continued ask – if you have employees or know of families who need a great preschool for their young children, we would be honored to help them.

Again, keep praying for these families that just encountered their own "natural disaster" – Bill