RealtyArts.com Renovations near completion, 2013 Style

We are nearing completion of the complete redesign of the website, and enjoying the outcome tremendously.
Originally we were, MikeJaquish.com, then CaryRealEstateSales.com, and now RealtyArts.com

What’s in a name?
Well, I use Mike@MikeJaquish.com for my email address, so it is personalized.
But… The website is supposed to be focused on my clients and prospective clients, and descriptive of my business, so I changed the website to CaryRealEstateSales.com. That was fine, but also put a geographic box around the business name. And I help folks buy and sell property all around the Triangle. I found myself routinely answering, “Do you work in Raleigh?” Or, Durham, or Apex, or Morrisville, or just in Cary NC…. etc etc.
I wanted something less geographical, not all about me, and descriptive of the business practice.

Eureka moment:
Realty Arts LLC, dba “Realty Arts” was born. Think “Service as an Art.” “Real Estate Artisans.” Perspective. Effort. Creativity. Real Estate.
The LLC was followed immediately by RealtyArts.com

RealtyArts.com is the general landing page for the firm.
I believe that people visit real estate sites for three reasons:
To search for homes. To learn about the area. To learn about general real estate topics. We present a great deal of information freely and conversationally, without sales pitches or reservations.
Obviously, we hope that a visitor will see the merits of how Realty Arts presents itself, and will give us the opportunity to serve. If not, we always hope for the best for everyone.
And I had a lot of fun shooting and editing the photos in the slide show, too.

When arriving at RealtyArts.com, you will see choices of navigating to:

No Hassle Property Search
“Search Triangle Listings as Long as You Care to, Without Ever Registering.” No Hassle. No sales pestering. How I would want to be treated.
We updated the Search function to IDXBroker’s Platinum service. It offers a nicer interface, shows you if the listing is “Active,” “Contingent,” or “Pending” on the MLS, and has more available search filters than you will find anywhere else on the internet. Work it. Drive it like you stole it. Let me know if I can help you with any questions.

Triangle Neighborhood Profiles
This site consists of write-ups I have done on various neighborhoods, and photos and links to help people with questions about Triangle Neighborhoods. I usually include a link to No Hassle Property Search so folks can see what is currently on the market in the neighborhood.

blog.MikeJaquish.com
My personal blog page. I hold forth on real estate and housing information and topics, or whatever I feel like offering. I LIKE houses, renovating, and construction, so a lot of the posts are oriented that way. And, I like talking about the documents and how they are used.

Triangle Real Estate Forum
This is a fun site, where visitors and members present questions, give answers, talk about the Triangle region, and about real estate and houses. With no fear of being solicited by service providers. Sales pitches are forbidden in the Terms of Service.

Contact
Yes. You can contact me from that link, and also see the map to the office.

These navigational choices are presented on all pages for the firm. Visitors were struggling to move from one page to another and leaving the site, when information was readily available. So, we present the navigation in a fixed panel on the left side of the screen that is always visible.

We are in shakedown cruise mode. There are some further tweaks to be done. But the intent is clear to visitors. Just the facts, delivered very accessibly. No Hassle. Ready to Serve.

I am so delighted to be writing this post. I give a great deal of credit, and a great deal of gratitude, to Katherine Bishop, who has worked hard on the upgrades, and has been very very tolerant of my heavy hand in the process. She assumed the role delivering on my concepts, so it will work for you with a clean interface to the public. Two thumbs up for Katherine to anyone who needs a website. You should talk to her.

“Coming Soon” culture? Is this current fad of REALTOR® MLS Members Eroding the Credibility, Equity Value, and Integrity of Our Multiple Listing Service?

You see it more and more.  Real Estate Signs blaring “COMING SOON!!!”  “COMING SOON” riders hung on signs for weeks.  And the big day never arrives.  The home never “Comes.”  It just “Goes,” as in Under Contract.   A listing goes to Contingent status, under contract, in Zero (0) Days On Market.

“Wink, wink.  MLS rules say I cannot show it to you while it says ‘Coming Soon.’  But, for you….”  When you drive past a Coming Soon sign in a hot Cary neighborhood and see folks going up the sidewalk to the house from a car with a REALTOR® sticker on the tailgate, you just know that “Coming Soon” means “Came Ahead of Schedule.”

REALTOR® members of the Triangle MLS agree to post all listings to the MLS, unless the seller wants it “Withheld.”

This convention of membership does a few things:

  • It assures sharing and cooperation between brokers, as they have agreed.
  • It helps assure that the sellers’ properties are exposed to the market, to garner the seller more chances of receiving the highest possible offer with the best possible terms.  This is a fiduciary responsibility of the listing agent.
  • It supports OUR MLS as the “Go To Resource” for legitimate real estate listings, data, and history.

And we are seeing those points undermined by a marketing fad.  The issue has become pervasive enough that the NC Real Estate Commission had to weigh in on “Coming Soon!” in the latest Real Estate Bulletin.  Sometimes folks ought to read the Articles before gleefully leafing back to the Punishment Porn to “Tut Tut” about whoever got their wrists slapped for DWI.

Why do agents post “Coming Soon?”

  • To build market interest for a quick sale?  Heck, we are in a hot market.  If the house is right and priced right, just going “Active” on the MLS is enough to generate enough traffic to get it sold in a week.  It is happening all over the place in Cary, Apex, Raleigh, Morrisville, Holly Springs, etc.
  • To get phone calls and milk buyer clients from the listing?   We might be getting a little closer there.  “Sorry.  That one isn’t ready.  Are you working with a buyers’ agent?”

How does that serve the owner of the listing, to divert a buyer by prematurely putting up a sign?
Well, that hotbed of buyer leads may go under contract in a few days.  When it is Contingent or Pending, the sign calls may decline or cease altogether  and it serves the agent well to keep a sign up for as long as possible to get sign calls and buyer leads…

Whoops!  Just wait a second on that second point.
Since when is the purpose of a listing agreement with a fiduciary role supposed to serve the listing agent?   I think “Never.”  Tell me I am wrong.

Rembrandt in America? I collect Rembrandts in Cary and Raleigh!

 

Since the end of October, the North Carolina Museum of Art has been honored to host Rembrandt in America, the largest collection of Rembrandt paintings to ever have been exhibited in America.
The collection is on display for a few more weeks, until January 22, so you should be scheduling your visit soon.
I haven’t even visited the new NC Museum of Art since construction was completed, so I am overdue to find a reason to go.

Rembrandt in America may be the perfect reason to get out and go.

Interestingly, I have been collecting Rembrandts in Cary and Raleigh for some time.   Houses, that is.  “Rembrandt” models by New Fortis/K Hovnanian Homes.

I live in a Rembrandt.  Circa 1993.
Oddly enough, my Rembrandt is in a subdivision named “Giverny.”  Rembrandt in Giverny?  Maybe it should have been a Monet?  That would have been OK, too.

The Rembrandt by New Fortis

 

The Elevation “D” Rembrandt was the masterpiece of the model.  Full brick front, with half circle windows, a hip roof, and a finished bonus room over the garage all elevated the “D” to the top of the heap.  It was the model home in Giverny, and as is common, the model became one of the most popular floor plans to be built.  I belive our neighborhood is about 20% Rembrandts, of one elevation or another.
I live in a home built to Elevation “C.”  The “C” has a partial brick front.  We added a front porch that makes our “C” unique in the neighborhood.

Rembrandt Elevations A, B, and C

 

Elevation “A” was the “plain Jane,” base model elevation.

Elevation “B” adds a rocking chair front porch.

Elevation “C” includes brick trim on the left of the front of the house, and a step down in the roof.

But interiors of these three elevations are the same, unless options were chosen to change them.

The two-story family room in the top rendering offers dramatic central height to the interior, and the rendering shows the palladian windows included in the “D” elevation.  Our “C” Elevation home has rectangular transom windows in place of the palladians.
Most commonly, buyers chose to finish a loft area into a 4th bedroom and/or to add a 5th bedroom/bonus room over the garage.
Square footages vary from just over 2200 to about 2800 square feet.

While owners have customized their homes and properties over the last 15 to 18 years, a tour around the area turns up many Rembrandts.  You can see the Rembrandt DNA in the photos, and also appreciate the pride homeowners take in personalization of their properties.

 

 

HUD Home: Sold. 107 Cordell Place Apex NC 27502

107 Cordell Place in Apex is a HUD Home with a great deal of potential and good square footage for the price.

This one is Sold 107 Cordell Place, Apex NC

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HUD Case Number 381-895169            This HUD-Owned home is conveniently located near the center of Apex NC

At $125,000, It is full of potential!

It offers 4 bedrooms,2 baths, 1767 square feet of living space, all on a quiet cul-de-sac.

Two bedrooms on the first floor and two bedrooms on the second floor.

The quarter acre lot is partially fenced, and there is a covered porch and huge deck for enjoying the yard.

See the Buyer Full Sheet from Triangle MLS

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This HUD-Owned home is just waiting for your offer. HUD requires you to use a HUD-Registered agent to write and present it.

I am a HUD-Registered agent and can show it, represent you, and write up your offer. Bidding is open daily for owner-occupants, government agencies, and non-profits.

Read “Working with Real Estate Agents” from the North Carolina Real Estate Commission.

Never register on a real estate site to search for your next home.

Try my No Hassle Property Search!!

 

Mike Jaquish, REALTOR®

919.880.2769

http://caryrealestatesales.com/

Broker Associate

KELLER WILLIAMS® Realty Cary NC

 

Fair Housing logo

Basements! Or, no basement. How we roll in Cary NC…

Cary home buyers who want basement homes often have to compromise. Many select finished attics.



Basement Homes in Cary NC

Basements in Cary NC

Cary home buyers from other regions often are shocked that many Cary homes do not have basements, and buyers agents need to do some explaining.

There are several contributing factors to that situation.

1.  Basements are not structurally necessary, so they are luxury priced.  We just don't need them.  In the north and midwest states, it is necessary to excavate footings 4 to 8 feet below grade to get below frost depth.  We only need, by code, to bury footings 15 inches below grade, so further excavation is unnecessary.  And expensive.

2.  Many Triangle areas have high water tables on site.  Water around foundation walls  is more likely to intrude into the interior of the basement. 

3.  Expansive clay soils.  Our soils will expand and contract as they get wet and dry.  This movement can stress walls, and allow more opportunity for water intrusion.

4.  Cost of finish.  It is usually more cost effective to convert attic space and finish it than to create and finish a basement.  And the home buyers benefit from being high, dry and lit by sunlight.

Yes, you can get a basement in Cary NC.  Commonly, it will be a "walk out" basement, also known as a "daylight" basement.  one or two walls will be above grade, with exit doors and windows.  And the lot will have some slope to accommodate this.  Dugout, hole in the ground, basements are extremely rare.

Cary Homes for Sale with Basements

 


For Sale By Owner? Go For it and Good Luck! 60 Seconds in Real Estate, Cary NC

For Sale By Owner Video Blog



FSBO?

For Sale By Owner?  FSBO in Cary NC?

We are seeing more and more Cary homeowners test the market with For Sale By Owner, AKA FSBO, offerings.

I think right now that approach takes some guts, as even the Cary NC real estate market is a little soft at some price points.  Hopefully, the FSBO Owner is trying to present more affordable home pricing to potential buyers and their Buyers agent.

But, I stop short of harassing For Sale By Owner sellers to convince them they are mistaken if they do not use me as their listing agent.  Whether they are listed on the Triangle MLS or not, I assume that most people are sharp enough that IF they want a listing agent, they will hire a listing agent.

 

 

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60 Seconds in Real Estate: NC Residential Property Disclosure Statement

60 Seconds in Real Estate takes on the NC Residential Property Disclosure Statement.

Property disclosure requirements vary from state to state, and I thought I would visit on the North Carolina Real Estate Commission’s NC Residential Property Disclosure Statement.

The requirements and responsibilities are fairly simple:
1. Sellers, don’t fib.
2. Buyers, do your due diligence. Investigate and confirm the Seller’s disclosure, as well as other issues.

New construction home sellers, foreclosure home sellers, lease/option home sellers, and a few other excepted transaction sellers are not required to use the disclosure form.

I was just offered a “$2000 Realtor Bonus on Move-in Ready Homes”

Real Estate Brokers should be transparent regarding compensation.



Cary Real Estate Topics

 

It just came across in an email:  "$2000 Realtor Bonus on Move-in Ready Homes"
How does that benefit my Buyer clients?  If I am given a financial inducement "or bribe" to drag them out to a new home neighborhood, am I taking them out because the property suits them, or because the bonus suits me?
Should they wonder about it?

Now, in North Carolina, it is required for a REALTOR® to disclose any compensation in addition to that predicted in the Buyers Agency Agreement.  That disclosure must be done prior to writing an offer, and preferably when initially showing the property.
We REALTORS® even have a document to document the disclosure, Form 770.
It isn't a matter of tripping over nickels and dimes, but of additional compensation in the form of bonuses, high Buyer Agent co-broke commissions, and spiffs like Ipads, points that let me build a higher commission for multiple sales or earn a cruise, or other attractive inducements.
It all seems to present great opportunity for conflict of interest for the agent.

The cure?  Bonuses and other inducements are here to stay.  So, I think it is incumbent on real estate brokers to be transparent regarding their compensation, comfortable in discussing it, and willing to answer client questions regarding compensation. 


Revised North Carolina Property Disclosure Statement, effective July 1, 2010

The NC Real Estate Commission today sent a Revised NC Residential Property Disclosure Statement to NCAR. Continue reading “Revised North Carolina Property Disclosure Statement, effective July 1, 2010”