Don't let the pics fool ya!

In this day of technology we are finding that more and more people are looking at houses. And never leaving their house(apartment)!

Today's buyers want a link... a website... a URL... They want to "sneak" into your home without you knowing it. They want to take a look without inconveniencing you. So your Realtor hired a really good photographer/videographer to post your home to that wonderful resource, the internet.

Don't get me wrong here, because I absolutely LOVE the internet. But I have seen on more than one occasion a young couple walk into a house that they had seen pics on line and turn to me and say, "Wow! It looked a lot better than this on line!" But I have also heard this: "Wow. I wasn't sure I wanted to see this house based on the pictures, but you know what? I'm glad we came..."

You see my point right?

I think the best way for you to make a decision on a house is to GO LOOK AT IT. And don't eliminate it solely on the pics or video you saw on line. You might be pleasantly surprised.

Think about this. It's a big buy. You're not buying a stereo system or even a car. It's going to be your home! Your castle! You are going to be there every day for quite a while.

Take the time to go look. You don't have to stay a long time, but you might!

Buy A House That's NOT for sale!

So, you've looked and you've looked, and you've looked. Your agent is great. Stays in touch and keeps feeding you leads. But nothing seems to do the trick.

If your agent hasn't already done it let's start thinking about buying a house that ISN'T for sale.

That's right. ISN'T for sale.

What is the harm with approaching the owners of a house that is not on the market and suggesting that if they ever gave any thought to selling their home maybe we have a buyer? I tell you I've done it. And more often than not I have gotten no response. And on occasion I've been more or less told to take a hike.

That's probably why you don't want to "cold call" homeowners and it's also why you should put this project in the lap of your agent... But if you can I.D. a couple of houses that you think you might be interested, your agent can "go to work" !

Your agent will know the way to put together a pitch that will illicit a response... say and explain the right things, so as to pique their interest, and hopefully describe your dilemma and situation to get you an opportunity.

You know what's good about this? You aren't in competition with other buyers. It's a quiet and less stressful sequence of discussions and meetings.

It will never be a "slam dunk". Who knows if it will work. But, hey.... you'll never know unless you try.

What Do You Want ?

What is it you REALLY want from your agent ? You want them to sell the house, right? Or find you the best deal there is around, as the case may be! Right?

Now, if you think for one moment your agent is not all about that, then switch. But, who do you switch to? Let's face it, we all have good days and bad days! There are days when I feel like my clients have really gotten EVERYthing from me. And there are days when I maybe could've done more...

So I'm not suggesting that your agent get fired because one day he or she didn't call you back in less than ten minutes.

But, here is what I think you should expect. Your agent should use all the resources available to them. RealtyUSA agents have fantastic marketing department that can design and publish top notch pieces and campaigns. The Internet and web offer countless opportunities to get your property promoted, not to mention there is an incredible database of homes for you as a buyer! Automatic emailing should be the norm when you're looking for a home. How about single property websites... try this one: www.31keeler.info

How about Facebook? How about Linkedin ? Is your agent utilizing all the servers such as Trulia, Yahoo!, MSN.com ,etc.

Here's a sample of some work done by one of my agents here in Loudonville, New York :

http://video214.com/play/DXUdHcf5wVChQnGaArIUdA/s/dark

He's putting this up in places like YouTube.. Facebook, Google, etc. Your agent can do this sort of thing, but the next step is understanding how to use keywords and methods that will garner the most views possible!


There are many services available to assist real estate agents in helping to promote their listings (read: YOUR house)... These opportunities also are there to help agents find properties for their clients!

So what do you want from your agent? You want them to understand today's technology and resources... to increase your chances of a satisfactory outcome in your real estate endeavors.

That's what you want! Demand it!

Move the date!

Aren't you glad you didn't hit the panic button?

I'm talking to you folks who bought a house this spring before April 30th and were told you could get the government's tax credit AS LONG AS YOU CLOSED BEFORE JUNE 30th! So what did you do? You kinda rushed and thank God! You got an offer accepted by April 30th!

Whew! But wait... a new stress thing! You need to close by June 30th! OK, sez you. But it wasn't really up to you was it? Your bank had to get their stuff done in order for you to close. Really almost had NOTHING to do with you at all.

So you kept in touch with the bank.... "are we OK ?"... "did we get the committment yet?"... "are we 'cleared to close'?"... "hey that June 30th date is getting close! We are depending on that $8,000 credit you know!"...

There were many out there who were sweating bullets! Yup, they didn't think the bank was going to get the file closed in time! Oh no!!!! In fact there were a few that were threatening to cancel ther contract because of this.

What's going on ???? Well, any time a deadline is imposed, everyone and their brother is "pushing" toward that date! The banks were "overwhelmed"! So the powerful banking world lobbied our fearless leaders and asked for a NEW date.

So guess what? Here's what your government is saying now, " As long as you really did have a contract by April 30th... we are going to extend the deadline... Your bank will have until September 30th!"

Well, it's not totally OK yet... the House has to approve this measure... but the Senate already did... Keep your eyes and ears open! Your government is all over it!

Good luck my friends!

NEW improved FHA Policy Changes:Tougher to get a FHA loan.

Here's the lowdown:

Mortgage Insurance Premium... which you may see as MIP is going from 1.75% to 2.25% ! I am of the understanding that this will go into affect in the spring.

Seller Concessions... FHA has allowed up to 6%... This will be reduced to 3%. This change could happen in the early summer.

Credit scores... Used to be the minimum credit score was 620... the change will be 580. If the score is above 580 the applicant may qualify for the 3.5% down payment. If the applicant's credit score is below 580 they will be required to put at least 10% down. This change may take place in early summer of 2010.

Those of you that have read my blog or know me personally know that I have had my own humble opinion of how mortgages in the past have been handled and even whom I felt should shoulder the blame. In my view the government's "involvement" and regulating, while well intended (remember our parents' generation expression? "The road to Hell is paved with good intentions!" ?) was the biggest contributing factor toward bad loans all across the fruited plain. Banks were encouraged/forced to extend credit to people that had no business buying a home on credit. I see here the advertisements and commercials: "No credit? No problem!" The government promoted home ownership as the "American Dream". And we, as a society, well how could we keep anyone from their dream?

I'm sorry... I'm getting a little off track here. The bottom line here is that the federal government is going to change the way FHA gives out mortgages. I suspect that in the short run it will be somewhat painful. I hope in the long run it will keep us from running into trouble again. But you know what? Our politicians will fix that!

Rock on my friends!