About Me
I am a REALTOR in Dacula, Georgia and I serve Gwinnett, Hall, Jackson and Barrow counties. I specialize in residential and land sales. I have had a 24 year career as a software developer and therefore I am technically savvy. I can be reached via phone, email, IM. Try me at my IM id theKWRealtor at any or all of the following: AOL, MSN or Yahoo!
The National Association of Realtors recently noted in their 2006 Buyers and Sellers Profile that 80% of all buyers start on the internet. If a realtor has a templated web site (one that looks like every other web site) then why would a buyer come to his site. On the other hand if a realtor uses great marketing (Yahoo! and Google keyword marketing) then buyers will come to the site in droves and once there if the site provides great search tools and articles then the buyers will stay there. Why is this important to sellers. Because if you choose me as your agent, buyers will flock to my web site and we will get your home sold.
If you are a seller I will provide you with excellent service and get your home sold. If you are a buyer, I will make sure your interests are protected during the purchase process, and help you find your dream home by listening to your needs and wants.
Call if you are ready to buy or sell, and if you do then get packed, because you will soon be moving.
You may visit my web site at http://www.theNelmsTeam.com
The National Association of Realtors recently noted in their 2006 Buyers and Sellers Profile that 80% of all buyers start on the internet. If a realtor has a templated web site (one that looks like every other web site) then why would a buyer come to his site. On the other hand if a realtor uses great marketing (Yahoo! and Google keyword marketing) then buyers will come to the site in droves and once there if the site provides great search tools and articles then the buyers will stay there. Why is this important to sellers. Because if you choose me as your agent, buyers will flock to my web site and we will get your home sold.
If you are a seller I will provide you with excellent service and get your home sold. If you are a buyer, I will make sure your interests are protected during the purchase process, and help you find your dream home by listening to your needs and wants.
Call if you are ready to buy or sell, and if you do then get packed, because you will soon be moving.
You may visit my web site at http://www.theNelmsTeam.com
My Q&A
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Andy Nelms's Answers (30)
Andy Nelms answered:
In the metro area there seem to be two clusters of sold homes. There are those that sell in less than 100 days and those that sell in more than 200 days and not a lot in between. Price is the friving force. At this point in history you ARE competing with foreclosures and investors looking at GREAT deals.
When houses in your neighborhood are sold at "discount" prices that sets the tone for the rest of the market. It is that very force that is driving prices down nationwide and almost NO market has escaped the pressure of foreclosures driving prices down.
That being siad, having had your house on the market for 21 days is not significant. The number quoted above as under 100 days is an average number and is near 100. So you must expect to wait, but as you lower the price you will get more activity, but don't lower in small amounts. If your house is priced at 95% of what others are priced at,, then reduce it another 5%. If you move the price down in small chunks, you will only delay the sale.
Consult with your agent if you have one and ask them where the price should be? Also ask your agent how long he has been in the business and whether or not your agent is full time. Both are very important.
When houses in your neighborhood are sold at "discount" prices that sets the tone for the rest of the market. It is that very force that is driving prices down nationwide and almost NO market has escaped the pressure of foreclosures driving prices down.
That being siad, having had your house on the market for 21 days is not significant. The number quoted above as under 100 days is an average number and is near 100. So you must expect to wait, but as you lower the price you will get more activity, but don't lower in small amounts. If your house is priced at 95% of what others are priced at,, then reduce it another 5%. If you move the price down in small chunks, you will only delay the sale.
Consult with your agent if you have one and ask them where the price should be? Also ask your agent how long he has been in the business and whether or not your agent is full time. Both are very important.
Andy Nelms answered:
In this market price is the driving force. With competition against so many foreclosures you absolutely must price your house in comparison to the foreclosures. If I can buy a house similar to yours in your neighborhood or a nearby neighborhood at a lot lower price (because of foreclosure) why would I buy yours? I wouldn't.
Ms. Carney is right, this is hard to hear, but if you NEED to sell your home then you MUST hear and listen to this advice.
As to agent's buying home: I will assume you either signed or are considering signing one of those "We will buy your home if we don't sell it" deals. Usually the agent making the guarantee wil do so ONLY if they KNOW they can sell the home later and the only way to KNOW that will happen is to purchase the home from you at a GREAT price. GREAT PRICES are usually 70%-80% of true market value.
Use an agent who is willing to tell you the truth.
If you are currently listed with another agent then please do not conider this a solicitation. If you are not currently listed then give me a call., You can find my contact information at my web site:.
Ms. Carney is right, this is hard to hear, but if you NEED to sell your home then you MUST hear and listen to this advice.
As to agent's buying home: I will assume you either signed or are considering signing one of those "We will buy your home if we don't sell it" deals. Usually the agent making the guarantee wil do so ONLY if they KNOW they can sell the home later and the only way to KNOW that will happen is to purchase the home from you at a GREAT price. GREAT PRICES are usually 70%-80% of true market value.
Use an agent who is willing to tell you the truth.
If you are currently listed with another agent then please do not conider this a solicitation. If you are not currently listed then give me a call., You can find my contact information at my web site:.
Andy Nelms answered:
Not knowing the price of your home it is difficult to determine how drastic of a reduction the realtor is asking you to make.
Having said that though, there are only three problems with any home: condition, location, price. Location can't be fixed. A deficit in the condition usually can be remedied by spending a little money. If you say the home is in good condition and in a good location and there are no buyers and you want to sell now, you have only one remedy: PRICE. PRICE CURES ALL PROBLEMS.
If you are just waiting for the market to come back to support your price then give the current realtor the listing and be satisfied with the home not selling, because the market is slow. It is not the realtor's fault that buyer's aren't buying in your price range.
I guess my tone can seem a little harsh, I don't mean for it too, but you seem to want to fault the agent for asking you to reduce the price. The agent is looking out for your best interest. You have told the agent you want to sell and in this market in your price range given that the house has not sold and you don't have ANY buyers means the house is PRICED INCORRECTLY for THIS market. This is the only market you have right now, so reduce the price or be happy to wait.
Again I don't mean to seem harsh, but you seem to want your cake and eat it too..
Having said that though, there are only three problems with any home: condition, location, price. Location can't be fixed. A deficit in the condition usually can be remedied by spending a little money. If you say the home is in good condition and in a good location and there are no buyers and you want to sell now, you have only one remedy: PRICE. PRICE CURES ALL PROBLEMS.
If you are just waiting for the market to come back to support your price then give the current realtor the listing and be satisfied with the home not selling, because the market is slow. It is not the realtor's fault that buyer's aren't buying in your price range.
I guess my tone can seem a little harsh, I don't mean for it too, but you seem to want to fault the agent for asking you to reduce the price. The agent is looking out for your best interest. You have told the agent you want to sell and in this market in your price range given that the house has not sold and you don't have ANY buyers means the house is PRICED INCORRECTLY for THIS market. This is the only market you have right now, so reduce the price or be happy to wait.
Again I don't mean to seem harsh, but you seem to want your cake and eat it too..
Andy Nelms answered:
The GAR purchase and sale agreement no longer requires the SELLER to provide anything related to termiites. The BUYER is responsible for TERMITE inspections as stated in the current GAR contract.
However, as Andy mentioned in his question, he added a special stip requiring the seller to get a termite inspection. In my opinion that was a mistake. Sorry, Andy, but I have to call 'em like I see 'em. Here is why.
Prior to January 2007, the GAR contract stated that the seller had to provide the termite report. Now the Buyer must do so according to the contract. The reason the contract wa changed because believe it or not, there are some unethical sellers in the world. They would hire a termite compnay to do an inspection and if the report came back with a mention of termites the seller would order another company to come out. He would do so until he found a company that did NOT mention termites in the report. Now which report do you think the seller would deleiver to the buyer? Exactly.
That is why you want to get the termite inspection yourself!!!!!
However, as Andy mentioned in his question, he added a special stip requiring the seller to get a termite inspection. In my opinion that was a mistake. Sorry, Andy, but I have to call 'em like I see 'em. Here is why.
Prior to January 2007, the GAR contract stated that the seller had to provide the termite report. Now the Buyer must do so according to the contract. The reason the contract wa changed because believe it or not, there are some unethical sellers in the world. They would hire a termite compnay to do an inspection and if the report came back with a mention of termites the seller would order another company to come out. He would do so until he found a company that did NOT mention termites in the report. Now which report do you think the seller would deleiver to the buyer? Exactly.
That is why you want to get the termite inspection yourself!!!!!
Andy Nelms answered:
If you selected the "Right to Request Repairs" paragraph instead of the "Due Diligence" clause in the contract then there is nothing you can do about the roof. having 3 years left. This is because the "Right to Request Repairs" paragraph allows you to negotiate for defects and a roof that is not leaking but which only has ONE DAY OF LIFE left cannot be negotatiated using the "Right to Request Repairs" paragraph.
The roof is only defective if it is leaking today. Therefore it is not defective.
However, if you checked the "Due diligence" paragraph then you are free to negotiate or walk on the contract as long as you are within the time period specified in the contract for the due diligence period.
When negotiating for repairs usually will want to request the most expensive repairs and not give the sellets a laundry list of small items. Afterall, the home is not new so you must expect some blemishes.
Do you hae a signed BUYERS BROKER AGREEMENT with the realtor? If so then HE/SHE is expected to advise you on all matters related to negotiating the contract. If you do not have a signed BUYERS BROKER AGREEMENT then he/she may not by LAW advise you on anything. In his defense he may be new may not know what toi ask for.
THE CONTENT ABOVE IS NOT INTENDED AS LEGAL ADVICE. IF LEGAL ADVICE IS NEEDED THEN SEEK THE HELP OF A COMPETENT ATTORNEY.
The roof is only defective if it is leaking today. Therefore it is not defective.
However, if you checked the "Due diligence" paragraph then you are free to negotiate or walk on the contract as long as you are within the time period specified in the contract for the due diligence period.
When negotiating for repairs usually will want to request the most expensive repairs and not give the sellets a laundry list of small items. Afterall, the home is not new so you must expect some blemishes.
Do you hae a signed BUYERS BROKER AGREEMENT with the realtor? If so then HE/SHE is expected to advise you on all matters related to negotiating the contract. If you do not have a signed BUYERS BROKER AGREEMENT then he/she may not by LAW advise you on anything. In his defense he may be new may not know what toi ask for.
THE CONTENT ABOVE IS NOT INTENDED AS LEGAL ADVICE. IF LEGAL ADVICE IS NEEDED THEN SEEK THE HELP OF A COMPETENT ATTORNEY.
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