Home Buyers: Test Drive The Driveway!

When home buyers in the Triangle drive to properties in a separate vehicle from me, I always tell them to park in the driveway.
“Test drive the driveway.  It is part of what you are buying.”

We don’t have mountains here in the Piedmont, but the topography certainly rolls. It is easy to find steep driveways in both Raleigh and Cary.  And that steep driveway can be a deal breaker.
A Buyer needs to know they are comfortable in the driveway, if their car scrapes bottom entering or leaving, if they have good sight lines when backing out, if that side entry garage requires a three-point turn to enter and exit or if it has adequate space for a pad that allows easy access.
The time to know is prior to going to contract on an otherwise appealing house.
As their buyers agent, I want my clients to notice before we write, before we give up a large Due Diligence Fee to get a contract.

JUMBO Rates are Lower than Conforming Rates?? Wow.

JUMBO loans, Home loans for more than $417,000 for upscale homes in the Triangle market, are coming in cheaper than conforming loans at less than $417,000!
Luxury Home buyers and Home sellers, Rejoice! This may be a shot in the arm to a stodgy real estate market strata.
That just does not happen, historically. There has been a cost penalty for JUMBO loans, varying from a quarter point, to a point or more, just about forever.

The reasons? Banks have money and need to put it somewhere. JUMBO home markets are flooded with stagnant inventory. Luxury homes in the Triangle are just not moving, with 2 years’ inventory in many local areas for homes in the $800,000+ price ranges.
And, as Nick Timiraos noted in the Wall Street Journal last night, volatile mortgage bond yields are driving up confirming loan interest rates.

As usual, fascinating stuff. Structuring loans for upscale and luxury homes with 80/10/10, 75/25 products, or other scenarios has been a staple of JUMBO lenders in the past. And it is hardly a concern today, with JUMBO money very competitive and even more competitive than cohforming money.
Will this give the Triangle’s upscale home and luxury home real estate markets a boost? Stay tuned….

Triangle Real Estate Forum? Free Real Estate Advice? Why? I say, Why Not?

Visit Zillow or Trulia. Watch people with reasonable real estate questions being offered no help as they are routinely pestered and solicited by hordes of real estate agents resembling Biblical swarms of locusts. I did. And I thought there MUST to be a better way to help consumers with general real estate topics.

Enter the Triangle Real Estate Forum.

I picked up some world-class forum software, had it installed on a server, did a few minor tweaks, and opened it up to anyone who has questions to ask, or answers to give. All manner of discussion is welcome. General agency topics, sharing of Triangle regional information. Information about our towns and cities. Cary or Carrboro. Raleigh or Durham. foreclosures. Short sales. Luxury Condos or affordable Townhomes.
But, the forum is designated a “Safe Place” for visitors to ask questions and discuss topics, No Hassle style.
No solicitations for business are allowed.
No advertising.
No “Contact me for more details.”
No feeding frenzy on the poor visitor who says, “Help! I was just transferred to Raleigh and we need a 5 bedroom home in a great neighborhood, with a home-buying budget of less than $600,000. Where should we be looking?”
Just help and information. No strings attached.

It’s not for everyone. Many real estate pros cannot bring themselves to give away “free advice.” So it goes. Those are the rules.
Drop by and check it out.

Realty Arts, LLC: A New Name. Same Real Estate Service Philosophies

“Do you sell homes in Raleigh?” used to be a common question. Or homes in Apex? Or Morrisville? Or Holly Springs?
Concentrating marketing near my home in Cary, and my website: CaryRealEstateSales.com worked together to make the questions quite reasonable.

And, Yes. I sell homes in Raleigh, Cary, Apex, Morrisville, Holly Springs. Yes, I sell homes in Durham. Chapel Hill, too. Garner. Yes, I sell homes in Chatham County. Etc. I sell homes all around the Triangle.

I opened as an independent real estate broker in December, 2012, leaving KELLER WILLIAMS® Realty in Cary behind after 7 great years. And in February, we formed the LLC, Realty Arts, LLC. I wanted something catchy and not anchored in one town or geographic local area by its name.
New domain name: www.RealtyArts.com and more good real estate stuff to follow.

My focus group (friends and family) was somewhat split on “Realty Arts.” Some liked it a lot. And some, a LOT less. “What do Real Estate and Art have to do with each other?” and “It sounds like you are selling paint,” were two comments.
Well, think of other great strong real estate companies. What about “Century 21” or “ERA” or “Zillow” or “Trulia” screams “real estate?” The words alone don’t do it. It’s their marketing that puts their message and meaning into your mind.
“Oh, yes. If you market your brand, it will have meaning to the public.” Sure. McDonalds, Coca-Cola, Honda, you name it. And, “Realty Arts” already has “realty” in it. Off to a good start!

Regarding “Arts.” Besides focusing on an artist’s palette of oils, or acrylics, or clay, landscapes or portraits or statuary, I am focused on the skills attained through study and practice that will help me be a great Realtor®.

The Art of Service.
The Art of Negotiation.
The Art of Home Sales.
The Art of Poise.

The list of skills that can be developed to an Artful level goes on and on.
Study + Practice + Skill + Application = Service.

I had fun with a client this evening, referring to myself as “Realty Artist, Mike Jaquish.” Then, I thought, a lofty goal to attain. Why not?

Buyers’ Market? Sellers Market? Maybe it’s a Ninja’s Market!

Home buyers are noticing that desirable properties, depleted inventory, and great demand are creating multiple offers daily in the Triangle.
Welcome to the Cary NC real estate market, 2013 Version.

We are seeing homes sold with 0, Zero, Days On Market. The Pocket Listing is back. Sell them before they hit the MLS.
We are seeing showings declined on Active listings, and no response from the listing agent. Et Voila! A contract!
We are seeing homes go under contract before photos are posted to MLS.

Buyers’ agents must sniff out opportunity and be ready to turn on a dime.
Like the ninja of old, it can take legendary skills to complete the task. I haven’t developed the skills of invisibility, time travel, or shape-shifting, but they may come in handy.

More seriously, the market was strengthening for sellers and getting more competitive for buyers through last year, 2012. Then the news broke that Wake County Public Schools would resume school assignment by address. And some areas went into hyper-drive. Davis Drive Elementary School and Davis Drive Middle School are two very desirable schools. Historically, homes with school assignments for those two schools have traded at a premium. Confusion over school assignments for a couple of years defused that demand. Now? Buyers flock to homes in neighborhoods that have assignments for both schools.

Cary NC Market Report, Closed Sales in the last 30 days. 60 Seconds in Real Estate Cary NC

Cary NC Market Report, last 30 days closings.



Cary NC Market Report

30 days of Real Estate Closing in Cary, as of August 17, 2011

Numbers are pretty stable in Cary real estate.  As of today, we closed 123 residential sales in the last 30 days.

Days on Market were 93 for those 123 listings.

Cumulative Days on Market, meaning that the property was listed more than once, were 115.

On July 17, those numbers were 87 and 114.

I pulled out three of the highest DOM properties, and the remaining 120 homes showed 86 Days on Market,
and 102 Cumulative Days on Market.
Fun with numbers…

Average selling price was 0.962 of final listing price.

 


Cary NC Closed Sales 7/17/11, 60 Seconds in Real Estate, Cary NC

Closed Existing Home Sales in Cary NC through 7/17/11

I just ran the numbers on Closed Sales in Cary for the 30 days ending Sunday, July 17.

Disregarding New Construction
127 Resale Homes Closed

Average Listing Agent Days on Market were 87
Average Cumulative Days on Market were 104
Shortest DOM was 2 days
Longest Cumulative DOM was 713 Days.
30 homes went Under Contract in 30 or fewer days.

Average Sale Price was $299,604
High Sale Price was $950,000
Low Sale Price was $65,000

Average Sale Price was 96.1% of the last Listing Price.

So, Sellers are getting homes Closed when they prepare them for market, price them right and hire a good listing agent.
Yes, the Cary NC real estate market is soft, but it works when aggressive Sellers put their best foot forward.

Wake County, NC, Hasentree, High-Profile subdivision foreclosure in Wake County

Hasentree is slated for the auction block, golf course and all… Continue reading “Wake County, NC, Hasentree, High-Profile subdivision foreclosure in Wake County”