Sounds like a good plan, Dan Dwight Giles Jr. Wickford RI
On Tue, Dec 31, 2019, 9:54 PM dan--- via Mercedes <mercedes@okiebenz.com> wrote: > Sort of. > > Because the market is very active here (2nd highest increase in home > prices nationwide) we’re going to go with a fixed price broker. $400 will > get us a year on MLS and full support from the brokerage as far as managing > the listing and advice on pricing and comps. > > While we could likely sell doing a FSBO, and have done them in the past, > there’s so much activity through brokers around here that it’s easy to be > lost as an FSBO. Not only that, as you well know brokers typically won’t > touch them since they won’t get a commission out of the deal. > > We’ve got a boatload of equity in the house, so we don’t mind giving up > 2%-3% to a buyer’s broker to move the place. It’s a small price to pay to > get the exposure that MLS will give us. A buyer could still contact us > directly and avoid using a broker, too. We’ve got our handy real estate > attorney friend four doors away who will handle the sale for us for a very > reasonable fee. > > -D > > > On Dec 31, 2019, at 9:09 AM, Kaleb Striplin via Mercedes < > mercedes@okiebenz.com> wrote: > > > > Are you going to FSBO it? > > > > Sent from my iPhone > > > >> On Dec 31, 2019, at 4:53 AM, Dan Penoff via Mercedes < > mercedes@okiebenz.com> wrote: > >> > >> First of all, my apologies to Curley and others if I misunderstood. > The real estate market here appears to be very different than yours. While > I know that people are all about “new-new new!” as buyers, with the average > age home being much less in years than in places like the Midwest and > elsewhere that’s not as much of a driver for the marketability of a house. > >> > >> I think a lot of the “new-new-new” mentality comes from all of the HGTV > remodeling shows that have what seems like everyone and their brother > gutting their houses on a whim to encompass the latest and greatest styles > and designs. I can’t help but wonder if places like the big box remodeling > stores are behind a lot of this, as they’re the ones who stand to gain from > it. > >> > >> In my immediate area you can find literally hundreds of new homes for > sale on any given day. Development in this area has reached an insane pace, > almost approaching the boom of the early 2000s. I see developments of > 1600-2000 homes going up left and right, and they’re selling as quickly as > they can put them up. If there’s a market for the “new-new-new!” folks it’s > satisfied by these places, and we’ll never see those buyers looking at our > house. > >> > >> However, with the way things are going, a buyer who wants in a house in > short order, say less than 90 days, isn’t going to go that route. Inventory > homes are rarely available, and the lead time on completion of a new home > is easily 6-8 months from contract signing to occupancy, if not more. These > are our buyers. > >> > >> Another thing on our side in the market is an established neighborhood > with existing amenities and location. The billions of new homes being built > are in areas where the infrastructure hasn’t been expanded to accommodate > the influx of people, and as a result traffic and accessibility is nothing > short of a nightmare. Those infrastructure upgrades will be years in the > making, maybe as long as 6-8 years or more. > >> > >> I have a golf course, YMCA, little league, “A” rated elementary school > and private park, all within walking distance. You won’t get those in a new > development. Shopping at major stores is 5-10 minutes away, depending on > where you want to shop. I’m just seven miles to the interstate and less > than that to the Crosstown Expressway, a toll road going directly into > downtown Tampa. Want to live in a new home? You’re looking at an hour > commute to go 25 miles if you work in downtown Tampa. From my house > depending on the time of day it’s roughly 30 minutes. We have a large > contingent of military families here, thanks to being one of the highest > rated areas by the BHO (Base Housing Office) at MacDill AFB, home of SOCOM. > >> > >> These are all things that make my neighborhood attractive in this > market, and they’ve always been that way as long as we’ve been here. It’s > one of the reasons why we built and bought here. > >> > >> Now - the “new-new-new!” folks will see our roof, AC and water heater > as a plus, as other properties in the area that might be our competition > won’t have their physical plants upgraded/replaced yet. With the age of > most of these homes being in the early 20 year range, if these things > haven’t been replaced, they’re at the threshold of needing to be. If I look > at two roughly comparable homes, one that has a new roof and one that > doesn’t, the one that will need a roof better be $20k less. If not, I’ll > move on. That’s the average cost of a roof replacement around here. Brokers > will definitely point this out to potential buyers. Paint is a 10 year > item. AC, 20 years. Water heater, 10 years. > >> > >> We’ll list this house like we have others in the past. First, we’ll get > an appraisal - a real appraisal, not a “market valuation”. That way we know > where a buyer has to be as far as financing. Then we’ll do a survey of > comparable sales in the immediate area for the last 12 months. With this > information, we’ll establish a fair price and list the property for that > amount. None of this “start high and work our way down.” The listing price > will be a reasonable amount for the property based on the data we’ve > collected. We might leave a little money on the table, but we’re more > interested in selling than making a windfall. > >> > >> -D > >> > >> > >>>> On Dec 30, 2019, at 10:58 PM, Mitch Haley via Mercedes < > mercedes@okiebenz.com> wrote: > >>>> > >>>> > >>>>> On December 30, 2019 at 9:30 PM Curley McLain via Mercedes < > mercedes@okiebenz.com> wrote: > >>>> > >>>> > >>>> Exactly. His market may be different that the rest of the country, > >>>> because of all the people fleeing stupid states and moving to FL > wanting > >>>> to buy houses. but he needs to consider it is exactly these people > who > >>>> made their state of origin stupid. > >>> > >>> I thought Dan bought that water heater 5-6 years ago, shortly after I > bought my current house. > >>> Mitch. > >>> > >>> _______________________________________ > >>> http://www.okiebenz.com > >>> > >>> To search list archives http://www.okiebenz.com/archive/ > >>> > >>> To Unsubscribe or change delivery options go to: > >>> http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com > >>> > >> > >> > >> _______________________________________ > >> http://www.okiebenz.com > >> > >> To search list archives http://www.okiebenz.com/archive/ > >> > >> To Unsubscribe or change delivery options go to: > >> http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com > >> > > > > > > _______________________________________ > > http://www.okiebenz.com > > > > To search list archives http://www.okiebenz.com/archive/ > > > > To Unsubscribe or change delivery options go to: > > http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com > > > > > _______________________________________ > http://www.okiebenz.com > > To search list archives http://www.okiebenz.com/archive/ > > To Unsubscribe or change delivery options go to: > http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com > > _______________________________________ http://www.okiebenz.com To search list archives http://www.okiebenz.com/archive/ To Unsubscribe or change delivery options go to: http://mail.okiebenz.com/mailman/listinfo/mercedes_okiebenz.com
