You Truly Do Get What You Pay For

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Real Estate commissions are too high!  Discount brokerages beat this drum all the time, but is it true?  Is a full service brokerage charging too much for what they do?  Do discount or flat fee brokerages provide exactly the same service, and more importantly, results, as a full service brokerage?

Here is the breakdown of what our company, Coldwell Banker Community Professionals, a full service brokerage, does for every one of our seller clients as a MINIMUM STANDARD.

  • We will fully explain your representation alternatives, and how they will affect your sale
  • We will create, with you, a marketing action plan to get your property sold
  • We will provide you with a comprehensive Competitive Market Analysis (CMA)
  • We will show you various financing alternatives and how they may help facilitate the sale of your home
  • We will furnish you with an estimated net proceeds of your sale, to assist you in your future plans
  • We will help enhance your home, by developing  a plan to showcase your property and enhance its ability to attract buyers
  • We will present your property to the Coldwell Banker sales team
  • We will promote your property to other reputable, professional Brokers and Sales Representatives who service your area
  • We will place your property on the LOCAL Multiple Listing Service
  • We will create a marketing resource to promote the details of your property, including specific highlights and photos/videos of your property, and showcase it online
  • We will prepare promotional materials regarding your property and arrange for their distribution to target market areas to attract potential buyers
  • We will offer to place a Coldwell Banker Community Professionals FOR SALE sign on your property to help generate calls to our office from prospective buyers
  • We will review with you our comprehensive marketing program designed to generate buyer prospects for your property.  We will explain how our placement on multiple websites will maximize the exposure of your property to potential buyers.  We will also discuss how we track online activity and more…
  • We will provide you with regular Marketing Activity Reports on competitive market conditions, buyer activity and the actions taken to market your property
  • We will review with you the home finding process that buyers are most likely to follow including financial qualifications, property selections, financing options and closing procedures
  • We will seek financial qualifying information on all buyers submitting an offer to purchase on your property.
  • We will review all purchase offers as they are presented, and we will negotiate on your behalf to reach a purchase agreement with terms that are favourable and protective for you
  • We will monitor and inform you of the progress of the transaction including the satisfaction of all contingencies and conditions during the transaction
  • We will contact you after the closing to follow up on any remaining details or service needs
  • We will provide you with details of our relocation and referral services, which are available to you at no cost regardless of where you are moving

The above is a list of the basic services offered.  Many of our real estate professionals offer additional services, whether it be staging, or pre-inspections, for example.

Also, our sales professionals are trained in negotiation skills, ensuring you have a strong advocate for your needs at the time of an offer presentation.

These steps that our sales professionals take, ensure that sellers net more from their home sale by using a full service REALTOR®.  The increased sale price reflects the benefit having a real estate professional on your side can make.

To find out what we can do for you, call one of our Coldwell Banker Community Professionals today.

It’s Time to Celebrate!

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Our Ultimate Service Guarantee is 20 years old and we continue to receive rave reviews regarding our Service!

Our Ultimate Service Guarantee is for both Buyers and Sellers. When you list with our company, we provide you with a 22 point guarantee, outlining a level of service that we provide as a MINIMUM standard. If you are dissatisfied with the service provided at any time, you can be released from your Listing or Buying Representation agreement. We survey every client that buys or sells a property with our company and ask them to rate our service in a number of areas. These surveys result in individual sales representatives in our company receiving the Ultimate Service Designation. Our company has also been recognized as an Ultimate Service Provider, as so many of our representatives have attained the Ultimate Service individual designation.

We are very proud of our representatives, and want to share with you some of the comments their clients have made.
“Very happy re communication and work performance. Office staff very helpful and friendly”

“Sandra is awesome! She understood my needs and what I was looking for. She keeps me updated and and she is very diligent with her work. Overall, great experience finding my first home with Sandra and Coldwell Banker.”

“Daniela was very knowledgeable and helpful during the home buying process! We loved working with her and will and have told our friends and family about how great and professional she was!”

“Diane provides exceptional customer service. Responds quickly and very very competent.”

 

If you are thinking of buying or selling a home and want to receive the very best service available in the business, be sure to call one of our Coldwell Banker Community Professional Representatives. We think they are the best in the business!

The Magnificent Seven!

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Movie makers could only come up with seven magnificent cowboys. At Coldwell Banker Community Professionals we have an office full of magnificent individuals.

As part of our Ultimate Service Guarantee, we survey all our buyers and sellers to ask how we did. Many write in to tell us about their experience with our team of professionals, and I have selected some such testimonials to share with you. These are a sampling of the hundreds of surveys we receive back.

“Justin is the kind of agent everyone should have. His professionalism, while he helped and guided us through the purchase of a new property and the sale of our existing residence was greatly appreciated”

“Ozie was exceptional! We were blown away by his professionalism and kindness. Our expectations were exceeded”

“Jeannie was exceptionally helpful and accessible for all our home viewings. She made very helpful observations and was vested in finding the best home for us within our price range. She was, and continues to be prompt with messages. I don’t think we could have found our dream home without her!”

“It was a tough market and Jesse showed above and beyond customer service and PATIENCE! We are extremely happy with our final purchase!”

“As he has in the past, Vince went above and beyond our expectations. He provides exceptional customer service and prioritizes clients like they’re all his only one. I wish I could buy houses every year just to hang out with him more!”

“Amy is a very caring and devoted sales rep – She is looking out for our best interest. I will recommend her to my Friends and Family”

“Rejeanne was patient, understanding and she took the time to understand my needs, and as a result she showed me properties that were within my budget and needs She set me up with the listing alerts and I was able to view properties beforehand. My sales rep accommodated every change (and there were a few), and made every appointment as scheduled.”

“I was referred by a friend, but chose Coldwell Banker based on excellent rapport with Paul. Fast reply time, understood quickly, very patient in explaining everything (more than once). Paul made it comfortable to become a first time homebuyer.”

It’s impossible to pick just 7 magnificent experiences with so many to chose from.

If you are considering buying or selling your home, don’t hesitate to contact one of our Sales Professionals. You will receive the excellent service outlined above from everyone on our team.

At Coldwell Banker Community Professionals we don’t strive to be the Biggest, we strive to be the Best.

Some Like it Hot!

imagesBut some sellers don’t like a hot market!

The question many sellers ask their sales rep in this market is “What if I under price my home?” Experience would tell us that the bigger problem in a hot sellers’ market would be “What if I over price my home?”

In the type of market we are currently experiencing, under pricing a home will result in many showings and likely a number of competing offers. By under pricing, I mean being close to market value, but just under. Buyers know the prices in the market and can be put off by a seller grossly underpricing their home as easily as by a seller grossly over pricing their home. If the sellers price their home too low, buyers may assume the seller is just fishing for a sky high offer, and wait to see what happens. Buyers don’t like to guess what the asking price should be.

Speaking of over pricing… Some sellers believe that they can’t over price their home. They believe that there are so many buyers looking that one of them will buy their home regardless of the asking price – they just have to wait for the right buyer. The buyers looking in our current market are well versed in prices. Odds are they have lost out at least once in competition, and know the market almost as well as their REALTOR®. They may be prepared to pay top dollar, but they will not pay well over market just because the seller is asking. By pricing their home too high, sellers take the risk of being ignored by the buyers. The buyers will wait for the seller to drop the price, and often by then the seller’s home has been sitting on the market long enough that buyers perceive that there is a problem with the home. Over pricing the home at the start can result in the seller receiving less money for their home than they would have, had they priced it closer to the market value initially.

If you are considering selling your home, call one of our Coldwell Banker Community Professionals. They can help you determine what your home is worth today!

How to Win Every Time with Competing Offers

The only guaranteed winner when there are competing offers on a property is the Seller.

The real estate market this year has been inundated with competing offers. It seems the combination of low interest rates, a lack of listing inventory over the past few years, and a strong employment/economic outlook has fired up our market.

Sadly, with competing offers, only one buyer is happy with the outcome, and the rest are disappointed at best, and sometimes downright upset at worst. Many buyers have lost 5 or 6 times before being successful in making a purchase. I believe that if your REALTOR® has explained how competing offers are handled, and what your options are, you may be disappointed, but you should never be upset.

In the Hamilton market, when you are one of two or more offers, you have one opportunity to make your best offer. Your REALTOR® should ensure that they explain the process to you, and help you to determine what is the maximum you would be willing to pay, finding the point where if someone buys the property for $100 more, you will not be upset… you may be disappointed, but you are at the limit of what you are willing or able to pay. They should explain that starting at a lower price and expecting to have an opportunity to improve you offer is not how it works in competition.

Also, it is not always the highest price that wins. It can be the offer with no conditions, or the best closing date for the sellers, or maybe just the buyer that the seller liked the most. The seller can accept any offer they wish, or none.

There are some instances when the seller does not accept any of the offers, telling the buyers to come back with a better offer if they wish. This can happen when the offers the seller receives are very close in price and conditions, and the seller can see no benefit in accepting one over another, or it may happen if the seller was hoping to receive higher offers, and is not willing to accept the price they have been offered.

If you are currently house hunting, be sure your REALTOR® has explained how the buying process works, including how competing offers are handled.

If you are ready to start you home search, be sure to call a Coldwell Banker Pinnacle Real Estate representative. They will provide you with excellent, professional service, and ensure that you know exactly what to expect.

STORM – WHAT STORM? WE’RE STILL WORKING!

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Our first real storm of this year hit hard early Sunday evening and finished up by mid-morning on Monday. It was pretty nasty with high winds, drifting snow, poor visibility, and so on.

I woke up early Monday morning and turned on the radio to listen to the list of closures. Schools, universities, community centres, and some businesses were closed. Our offices were also closed.

Finally, after more than three hours of shoveling sidewalks, driveways and helping our neighbours dig themselves out I was now able to get out and go to the office.

When I pulled into the parking lot there were already six cars at the office. One sales rep was negotiating a deal with his buyers and sellers. Another rep was reviewing listings with their client, and yet another was writing up an offer. After I completed what I had to do I returned home to do some more shoveling.

Later Monday evening I was reviewing all the new listings posted to the MLS® for the day. I came across a listing where the listing sales representative obviously took exterior pictures of the house that very morning as evidence by the tracks in the 3-4 foot snowdrifts.

After thinking about the day’s events, all I could think was, KUDOS to all the hard working REALTORS® out there who don’t let a little Canadian snowstorm get in their way!!

 

10 Steps: How to Make a Successful Relocation Move

Gary HerronIn the most recent Real Estate Buyer’s Agent Council (REBAC) newsletter there was an article about making a successful relocation move and I thought this would be good to share with our readers. These steps can be applied to any move you may be making. 

 

Moving to a new, unfamiliar community can be stressful and demanding. To make your transfer go smoother, consider these suggestions:

1.  SELECT THE RIGHT REAL ESTATE AGENT. 

  • Working with a good agent is one of the most important aspects of a successful home purchase. Key qualities to look for: experience with relocating clients, strong local market knowledge and solid communication skills. If your agent has earned the Accredited Buyer’s Representative (ABR®) designation you’ll know they also have special training in representing buyers.

2.  GET PRE-APPROVED (NOT JUST PRE-QUALIFIED) FOR YOUR MORTGAGE.

 

  • Pre-approval means your application has already been processed and final approval is only contingent upon an appraisal and other issues.  Mortgage pre-approval puts you in a more favorable negotiating position with sellers and allows you to make faster decisions.

3.  SEPARATE YOUR NEEDS FROM YOUR WANTS. 

  • The difference may seem subtle, but this makes it easier to quickly narrow your options and find the best home for your needs.

4.  KEEP COPIOUS NOTES. 

  • You’ll probably see many homes in a short of time. Detailed notes, photos, and listing sheets can help you recall each property after a busy “home shopping” trip.

5.  THINK ABOUT SELLING WHILE BUYING. 

  • Transferees often face future relocations, so it’s important to consider a home’s resale value. If your agent is pointing out a home’s flaws, they’re probably looking out for your future best interest.

6.  LEARN THE MARKET. 

  • Buyers can gather an amazing amount of information online about the markets they’re considering for their new home (Although an experienced agent will always have a stronger pulse on local market prices than any website). Do your homework and rely on your agent to add key perspectives.

7.  BE PREPARED TO MAKE FAST DECISIONS.

  • Many markets now favour sellers or simply lack adequate home inventories, causing buyers to quickly regret momentary hesitation on a desirable home. Consider making an offer right away, even if you plan to view additional properties.

8. BEFORE PLACING AN OFFER, REQUEST A QUICK CMA.

  • Agents can produce a comparable market analysis on any home in a matter of minutes. This is also where an agent with local market expertise can be a real plus.

9.  BE PREPARED FOR EMOTIONAL UPS AND DOWNS.

  •  Negotiating an offer can be a draining experience. Try to remain calm and maintain perspective as offers and counter offers are exchanged.

10. LEARN FROM HOME INSPECTORS.

  • The level of detail in home inspections has improved dramatically. If at all possible, attend the inspection in person. You’ll also gain many valuable tips about maintaining your home in the written report. As far as renegotiating on repair items, remember that in strong markets, sellers may be unwilling to make any concessions based on the inspector’s report.

So if you are thinking of making a move, contact Coldwell Banker Pinnacle Real Estate and ask to speak to one of our sales representatives with the Accredited Buyer’s Representative (ABR®) designation.