DUTCHESS COUNTY REAL ESTATE

Good agents have good listening skills and can hone in early on a buyer's needs and wants.  An experienced agent has developed the skills to sort through the inventory of available homes and weed out the garbage.  Yet, there is always that apprehensiveness.  Home buyers are sometimes surprised to find THE house which meets all their needs so early on in the house hunting process.  Perhaps most people have the perception that with so many houses on the market these days, the home search should take several weeks or months.  

But, when a buyer finds the right Realtor, finding the right home doesn't need to be so daunting.  Yet, some buyers insist on dragging out decisions until they have satisfied their curiosity and the need to look at more houses.      

Meanwhile, THAT house is still available - to other buyers too.  

As a Realtor, this is when you'll find me holding my breath.  I don't worry about the home inspection if it appears the house is in good condition.  I don't worry about mortgage processing if I know the buyer has been pre-approved by a lender. What I do worry about is buyer indecisiveness and how it can lead to a missed opportunity for a home buyer.

As a Realtor, I usually know when we just won't find anything better in a buyer's price range.  And, even when I tell them it's only a matter of time until this one is gone., they still don't act fast. I tell them the good ones usually don't last for long unless they are overpriced.  And, in the time it takes them to act, I know I can't pressure them too much. After all, it's a lot of money.  So, I stand by silently and patiently - holding my breath and thinking..., geeze - hurry up, before another buyer makes an offer. 

It might be a buyer's market, but this means the seller will probably negotiate with the first buyer who comes along. 

Some buyers eventually find out the hard way that even though there are many available houses for sale, they aren't the only buyers out there - others are shopping too.  The good ones don't last long - even in a buyer's market.

For Town of LaGrange residents, Freedom Park offers a wide range of summer recreational activities. Town residents can obtain membership passes for Freedom Lake at the Town Hall, located at 120 Stringham Road, LaGrangeville, NY 12540.. Some of the park's features are listed below:

Information provided as a courtesy by Carol Culkin - Dutchess County Relocation Specialist

 Houlihan Lawrence Realty 1989 Route 52  East Fishkill,New York 12533 

                 Office: (845) 227-4400 x358   Cell:(845) 430-6543             

Town of Lagrange annual Community Day at Freedom Park will be held on Saturday, June 13, 2009.   
There will be community service booths, games, entertainment, D.J. Rendition, a petting zoo, fireworks and more.  Music will be provided by the various Arlington school district's music groups and Harvest Band. This is a FREE event.

Directions:  Freedom Park is located on Skidmore Road in the Town of LaGrange. The map below shows the park's location.

Information provided as a courtesy by Carol Culkin - Dutchess County Relocation Specialist

 Houlihan Lawrence Realty 1989 Route 52  East Fishkill,New York 12533 

                 Office: (845) 227-4400 x358   Cell:(845) 430-6543             

It's that time of year again!  The Town of LaGrange Parks & Recreation Department will be sponsering the Concert Series at Freedom Park.  All concerts start at 7:00pm.  In the event of rain, concerts will be held in the pavilion next to the band shell. The bands are scheduled as follows:

Pack snacks, gather the kids and bring your blankets & chairs.  These concerts always turn out to be fun social gatherings that The Town of LaGrange residents look forward to.  Don't be shy - come meet people in your community and enjoy the sounds of these local bands on a warm summers night.

Directions

Freedom Park is located on Skidmore Road in the Town of LaGrange. The map below shows the park's location. 

Information provided as a courtesy by Carol Culkin - Dutchess County Relocation Specialist

 Houlihan Lawrence Realty 1989 Route 52  East Fishkill,New York 12533 

                Office: (845) 227-4400 x358   Cell:(845) 430-6543             

Buying your first home?  And, you think you found a great Realtor.  Good.  So, what would cause you to question the home buying process?  Is it because your friends told you THIS, your parents told you THAT, and your cousin who just bought her first house three states away is telling you SOMETHING ELSE.  And, now it's causing you to question how your Realtor is helping you go about about the home buying process, the very agent who you thought was so reputable.  You started out confident in yourself and your agent.  What happened?  I'll tell you.

 First....stop listening to all of THEM.  

It's great to have so many advocates, but who is the overall real authority when it comes to buying and selling real estate locally?  Who's been doing it day in and day out - and, for a number of years? 

STOP.  Tell them to stop.  Or, cover your ears.  You can't allow your family and friends to influence your decisions and question the process.  You should realize that when they begin interfering, it complicates things.  And, eventually, your Realtor can't help but take offense or feel annoyed.  As they say ...too many cooks spoil the broth.  

You might look to others for advice, but then you need to use some common sense too.  Your parents may have bought their current house 20 years ago - things have changed since then.  And, the process of buying a home varies from state to state and each transaction is handled on a case by case basis.  The procedures involved with somebody else's home purchase may not apply to yours, even if both transactions may seem somewhat similar.  This is not the kind of business where "if you've seen one, you've see them all."  Just like there are no two people who are the alike, no two snowflakes that are alike and no two houses that are alike ....no two real estate transactions are the same either.   

TRUST.  You need to trust your agent.  It's only natural to feel a little insecure being that this is your first home purchase.  Is your Realtor simply a salesperson who doesn't get paid until the deal closes?   NO.  That's certainly not the case.  There are laws and a strict code of ethics.  A Realtor must provide an agency disclosure explaining whose interest is being represented.  A real estate agent cannot put his or her needs before the needs of those they serve.  If your Realtor is a buyer's agent, he or she is legally obligated to provide fiduciary responsibilities.  Besides, any Realtor who has  been in business for a number of years understands the importance of not pressuing buyers and ensuring that the process goes as smooth as possible.  It's true - we thrive on referral business from satisfied customers of the past.  Usually, a real estate agent will try to remain your friend long after the transaction is over.   

The experience of buying a home will be far less frustrating when you stop listening to  others and start trusting your Realtor to facilitate the process.  Don't work against your Realtor.  But, instead - work with your Realtor.  If the dream of home-ownership is your goal, then your local real estate professional knows best.  Other people might have good intentions, but your Realtor should be considered your number one source - especially if he or she has years of experience.  How can that possibly compare to your best friend who has only experienced one real estate transaction in his or her lifetime? 

STOP.  Tell them to stop.  Or, cover your ears.  TRUST the real estate proffesional you have selected.  After all, weren't you seeking proffesional advise when you decided to enlist a Realtor to represent you?  Who do You listen to? ...who should you TRUST?

This weekend I took a little time off for a change, and enjoyed the luxury of lounging in front of the TV.  And, I decided to tune into A&E to watch Flip This House.  I found this show to be very disturbing.  The episode was like many others I've seen before, featuring investors who purchase distressed properties with no intentions of living there themselves.  These people can be just as bad as slumlords, in my opinion.

House Flippers.  We're all familiar with the concept of "fix & flip" where the investor will purchase a distressed property at far below market value, fix it up and then sell it at a price nearer to full market value.  Usually the renovated property was a previous foreclosure that becomes the subject of amateurish workmanship or contracted renovations on a shoestring budget.

The problem I see with the average real estate consumer buying a flipped house is that the property is being sold by somebody who is not only making a quick profit, but they are also not all that concerned about the quality of the workmanship or the use of the cheapest sub-standard materials which can still achieve enough ambiance to suck somebody in.  Cheap fixes can be advertised as move-in condition, like-new, completely renovated, etc.  And, most buyers can be sold on such allure without really understanding that the seller took the cheapest route to make a quick profit.

While watching this particular episode of Flip This House, I was disgusted by the process of flipping and the mindset of the greedy investors who didn't want to pay the contractors a fair price.  As the work progressed and hidden problems needed to be addressed, the investors refused to pay the contractors a penny more than what was originally agreed upon.  And, as the job became more costly and time consuming, resentment on the part of the contractor became apparent.  As a result, the workmanship became less than mediocre because of costs and time constraints - and, the work was rushed. 

The house that I watched being flipped had apparently sat vacant for a very long time with a broken window that allowed months of rain to penetrate inside.  The floor was a moldy mess.  I have to imagine that water seeped into the baseboards and within the walls.  However, the TV renovation never focused on the water damage.  During the final process of the renovation, a new floor was eventually laid - I am not sure the old floor was even removed. 

In my opinion, there is no better home purchase than the traditional sale between a seller/occupant and the buyer.  Personally, I prefer the home sale which involves a homeowner who has lived in the house, has some degree of pride and doesn't mind being able to answer questions concerning the maintenance history.  Disclosure gives a buyer peace of mind - and buyer's agents too. 

Most flippers just don't seem to care enough to ensure that renovations are done in a manner which represents how they would want to live their own life.  

Buyers Beware. Flippers only care about their bottom line.            

Hello?  Mr. Listing Agent?  I'm here at your listing and I have a few questions.  I know it's a foreclosure, but do you have any history at all about the property?  Oh, I didn't think so.  But, can you at least tell me if there are any offers?   Oh, you DO have offers?   Mutiple offers?  Nothing accepted?  Okay.  I will let the buyer know.  Thanks.

That was the conversation I had today while I was showing a property.  So, I informed the buyer of what I had been told, and then I locked the place up as we headed to the driveway.  In preparing to part ways, we stood outside of our cars and talked a little more until another car pulled up.  Another showing?

The car stopped in the street, the driver got out of his car and approached us.  I thought he was another agent until he explained that the listing agent had actually just phoned him and notified him that there was an agent at the property who could possibly let him in to preview the house.  Huh?

Yes, apparently this man called the listing agent earlier this morning.  Hours earlier.  And, the listing agent just happened to conveniently return the call when he knew I would be there.  What was in it for me?  If this was intended to be a referral, there was no request or agreement between agents.  In fact, I knew nothing about it.  The listing agent works for another firm, why would he be so kind as to just send a buyer my way without asking for a referral fee?  

And, was I suppose to pit one buyer against the other?  If this buyer liked the property, then what?  Who would write the offer?  

But, more importantly - what about my allegiance to the buyer I was standing there talking to, who just so happened to be very interested in the property?  Do I throw him under the bus and move on to another buyer?  This could have turned into a tug-of-war.  How awkward.

So, I explained to this man how we were just getting ready to leave and that I really didn't have the time to stick around.  I suggested that he call the listing agent back and request that he get in his car and drive to the property to let him in, as I would not be able to.  Right or wrong?     

It takes only FIVE words to sum up what I'm thinking.  Are - you - a - serious - buyer?  I mean, it's okay for me to ask somebody this, right?  If there was no filter between my brain and my mouth I might be blurting this out each and every day as I speak with potential buyers.  Are - you - a - serious - buyer?

I LOVE dogs.  ... Huh?  Okay, how did I get off topic so quickly?  How does my love for dogs relate to real estate and finding serious buyers?  Well, it doesn't - but, it does relate to a customer service experience I had this evening.  And, since my role as a real estate agent requires more customer service and relationship building than sales skills - I thought this would be a good place for me to vent.

Tonight I was at the mall with my husband and son.  The mall stores close at 9:30.  Being a dog lover, I never leave the mall without stopping at the pet store to see the puppies.  I usually only look at the pups in their cages.  But, tonight my heart skipped a beat.  It was 9:24pm when we walked into the pet store and I saw a cute little goldendoodle staring back at me.  I just had to touch and feel.  And, I didn't even have to say a word.  My husband knew it.  So, he turned to the clerk and asked if she would allow us to check out the pup close up - out of the cage.  She looked a little annoyed and asked him what time he had.  He told her it was almost 9:30 and she explained that the store closes at 9:30.  And, then he corrected her by saying it was ALMOST 9:30.  She looked startled, and with that she caved a little "Are - you - a - serious - buyer" ...just imagine the look on our faces. 

Of course we got to spend a few moments with the puppy.  I had a quick 4 minute puppy fix and then we were on our way.  The truth is, I probably wouldn't buy a puppy from a pet store, even if I was in a postiion to get another dog right now, which I am not.  But,  "Are - you - a - serious - buyer" ...what a poor choice of words.  ....And, just what if I was?  Perhaps, I just might have been offended and left.

All night long I have wondered long and hard about this.  How does anybody in sales get away with asking somebody a question like that?  And, if only I could.         

I am contacted all the time by potential buyers who want information and usually request that I show them properties.  How do I know who is serious and who is not.  I certainly don't want to be wasting my time on somebody who is not really a serious buyer.  But, I know I have had to.  I take the risk on people - time and time again, even after they have gone through the effort of producing a letter of pre-approveal from a lender.  It doesn't matter how long a real estate agent has been in the business, there will always be the not so serious buyers.  This is true in every business.  

What if somebody walked into my office at 4:55 and I was planning on leaving at 5pm to go home and have dinner with my family.  What if the potential buyers wanted me to show them a house they saw down the street and even produced a lender pre-approval letter?  Since I really wasn't planning on working past 5pm and really wanted to go home instead, would it be okay if I reminded them that it was the end of the business day and then reluctantly reconsider after asking "Are - you - a - serious - buyer"?

Good thing I do have a filter between my brain and my mouth - because, there may have been many times I have wanted to say this.  But, I guess that's what makes me a sales PROFESSIONAL.

Dear Mr. & Mrs. Buyer,

Please understand, it's not that I don't want to sell you a house or provide additional information regarding a property.  But, before I do - I will need your signature or an implied agreement.  It's the LAW.  If it seems I am not doing my part to follow up with you, it's because you have not told me WHO I will be representing if I were to assist you.  My firm requires that I produce this in writing.    

New York State requires every real estate agent disclose and explain the law of agency to prospective buyers and sellers.  As a buyer, you actually have choices when it comes to how I might represent or not represent you in a transaction.  Yes, the LAW says that I can help you without actually representing you.  In fact, I must assume I am representing the seller until you authorize me to act in the capacity of a buyer's agent.  This means my hands are tied until you agree on my role.  Until then, I cannot provide certain information which might be helpful to you as the buyer.

As the real estate consumer, I know this is hard for you to comprehend. 

Believe it or not, there are even many agents who don't understand this - although they have real estate licenses and this was drilled into their heads over and over.  I can't begin to count the many times this was covered in the real estate licensing course.  And, still many experienced agents don't get it.  And, those who do understand might ignore the process because they don't want to rock the boat and make a buyer sign something that they feel uncomfortable and confused about - or, might even cause them to panic about feeling obligated to the agent.  No need to feel scared, the New York State Agency Disclosure form only requires the agent to be obligated to a buyer or seller?  It discloses who the agent would be working for in providing any and all information.  That's all.

This LAW applies whenever there is any potential for a transaction.  Yes, even if you are just poking around and asking me to do some research, requesting to know what similar homes in a neighborhood are selling for, or what the sellers might have paid and when they purchased.  Yes, in seeking this information, ypu must decide to allow me to represent your best interest IF the information I provide could in any way be used to help you make an informed decision - and, even if I never become part of a transaction between you and the seller.   

If you are reluctant, I think I understand why.  You already told me that you have been talking to another real estate agent.  Even though you told me you might not continue to work with him, perhaps you'll still be keeping your options open. 

I agreed to show you just one property.  Maybe I explained the law of agency and went as far as requesting that you sign something while the previous agent did not.  This would mean that I am doing things by the book, and he is not.  You say you want me to provide more information.  Just provide an acknowledgment showing I informed you of the law and gave you the choice in how I would be working for either you OR the seller.  Otherwise, I feel that I cannot move forward in answering your questions.  Without authorizing me to work in your best interest, I cannot guide you in determining a fair market price. 

And, if you think the other agent was more helpful without having to discuss agency disclosure or clearly estabiishing the agent/buyer relationship, then you should realize he would be acting as an unauthorized buyer's agent, and therefore not be abiding to the LAW of agency.  This is required by LAW - before an agent can begin to discuss market value.  Any agent that does not establish this in advance of providing pertinent information that can be used against one party or another in a transaction, is not adhering to the LAW.  Seriously, ...is that really the kind of agent you want working for you?  

It's not that I am pressuring you.  It's not that I failed to follow up with the information you have requested.  It's not that I am not happy to do business with you.  It's not that I work differently than other agents.  It's not that I wouldn't do the best job in representing you.  In fact, I probably have a great deal more integrity than other agents for discussing the law of agency and asking for your signature or acknowledgment.  So, please just authorize me to act in the capacity of a buyer's agent and you will see what a good job I can do for you.     

Very Truly Yours,

Carol Culkin
Your "By The Book" Realtor^® 

Unlike a car purchase, real estate should be a long term investment.  But, why is it that I feel like the bearer of bad news recently, each time I've had to consult with a homeowner regarding what should have been their long term investment?   I can't and won't inflate my pricing opinion just to flatter a homeowner into listing their house with me.  Maybe there are real estate agents who might.  But, I'd like to believe that every agent adheres to the REALTOR^® Code of Ethics. 

Standard of Practice 1-3  - REALTORS^®, in attempting to secure a listing, shall not deliberately mislead the owner as to market value.

Even in a good market, it seems every man thinks his house is a castle and worth more than it is.

So, in a bad market when prices have fallen drastically in the last several months, it's now becoming harder and harder to look a homeowner in the eye and tell them that their house is worth far less than they imagined.  Usually, they have a hard time grasping this even though they've been reading the news and might have already lowered there expectations.  Many people simply don't realize just how far prices have plummeted.

Many homeowners still don't get it.  They understand what they are reading and hearing in news reports, but for some reason they imagined that home prices were falling everywhere around them except within the boundary lines of their own property.  A few weeks ago I met such a couple.  They told me about their plans to purchase a new house after they sold their current property.  Of course, they had heard that there are some really great deals out there and they feel that now is the time to act when it comes to purchasing a new house.  They want to take advantage of low interest rates and bargain prices.  But, they must sell their current home first, as they will not be able to afford two house payments.  They were anticipating that they could sell their home for more than what they paid for it 3-4 years ago.  I felt like I was in the hot seat as they grilled me about my pricing opinion.  I knew they were disappointed that I couldn't make THEIR numbers work.  I could sense their frustration.  And, this is when I leaned in closer and asked them to listen for a moment as I explained the situation the best that I could.

Let's say that today you decided to buy a brand new car off the dealer lot.  To buy that car, you need to trade in your current car and apply the value towards the price of the new one.  You ask the dealer to evaluate the used car to determine what can be applied towards the new car purchase.  This is when you find out that you'll either get a discount off the new car's sticker price or an awesome quote for the trade-in to apply towards the new car.  But, never will you get a great deal on both. ...Now, compare trading in a car to selling your house to buy another.  If you are buying and selling in the same market ...you'll be getting a deal on the home purchase, while maybe not doing so well on the sale.

Do you think there is a difference between trading in your car to buy another and selling a house to buy another?  It's pretty much the same concept in regard to getting a deal on one side vs. the other.  But there is one big difference. ...In the long term, the car will depreciate. 

Long term investments in real estate have historically paid off.  The biggest problem with this housing market is that in recent years not many people have invested for the "long term"  - but, instead it was for instant gratification after a few short years. And, there is a lesson to be learned here for today's buyers. 

Real estate is a long term investment.  Be sure your purchase meets your needs for years to come.  The homeowners of today who actually have equity in their homes and who are capable of making a profit based on what they paid are the ones who purchased almost a decade ago or more.     

If you didn't buy your house as a long term investment, selling it today will probably not pay off.   But, if you're buying and selling in the same market and you really need to make a move, it's better to focus on the bargain you'll get at the other end.   Some people really do need to move NOW and in such cases will need to bite the bullet.