What to do? What to do? Snagged an adorable young couple, first time homebuyers, they called concerning a listing of mine that may (or may not) be closing next week. Good conversation ensued, sent them info, they called back. A relationship was established. Signed them to a Buyer's Rep this AM.

Problem? Now I'm trying to decide whether to help them buy a pre-owned home, we have plenty of excess inventory. Or.... buy a new build home. We all know that the builders play with funny money but jeeze, there are some astronomical numbers out there. $80 K off list price plus 15 K worth of upgrades and a bonus to boot. These builder offers are coming in by e-mail, dropped off with lunch for the office, by phone, personal visits, they are hungry out there.

What are you doing in this last breath of summer construction?

I am totally frustrated right now - irked - ticked - PO'd. What ever, you get the drift. I have a listing; a cute, clean, nice, 3/2 in a nice community just outside of San Antonio. Price? $129,000. This house is great, good trees, good location, good schools. It's just jinxed.

In the past 4 months it has had 3 contracts. Contract #1 fell through 2 weeks after scheduled closing. Inexperienced sellers were angry about lack of communication, dumped their realtor and came to me. Contract #2 fell through 7 days before scheduled closing because the CASH buyer changed his mind, bought a house down the street. Now, Contract #3 is scheduled to close before the 26th. Contract is for 2K over asking, with 2K seller's contribution. Just got off the phone to the lender. Seems the buyer forgot to include that the woman he's married to isn't the one he's currently living with! Texas is a community property state. Now, all we need to do is find the real wife in NY state, have her sign the deed of trust and a quit claim or something of the sort to release here interest in this home (Yeah, right)

It's going back on the market today. Anybody know of anyone re-locating to the greater San Antonio area? I have a nice house for them.

The subject of bonuses and how to handle them reminds me of the first bridal shower I ever went to. I was 17, an older friend was engaged, I was a bridesmaid. My mother couldn't attend this shower, so I went alone. This was in the dark ages (1967), they served punch, tea sandwiches & cookies, interspersed with games, awful, horrible Hallmark Bridal Shower games. After 3 or 4, I finally won something! Hooray! I won a spatula! Whoopee, I place it in my purse, go home and carefully place it in my (OMG!) hope chest. (Jeeze, I'm old.)

Later, I find out at school in front of “everyone” in the cafeteria, that I was supposed to "gift" the prize (a spatula?), to the bride.  Totally humiliated, I have never participated in shower games since, still hate them. Yuck! My experience was only from birthday parties where you played the games in earnest; I didn't know the social "rules" of wedding showers

How on earth does this relate to Real Estate? I have received and taken one bonus from a builder. The client knew about it from the git go. I didn't show them the house because of the bonus; they didn't buy the house because I mislead them to obtain the bonus. I did, however, darn well keep the bonus. The clients were glad that they could actually help me, it was an extremely difficult transaction due to several of their personal complications and the third transaction I had done for them. They love the house they bought. We still work together

In our state, it is legal to take a bonus. Fully disclosed, I think that an occasional bonus balances out a whole lot of no-shows, lookie-loos, and time wasters. As Real Estate agents we give away a whole lot of our income. I know the rules now, I work by the rules and the spirit of the law. I'm keeping the bonus, I earned it.

It's Sunday afternoon and even though there was absolutely nothing in the works for my RE career this weekend...I have been booked solid. Pulled some desk duty on Sat AM, had planned on getting MY Buyers Book done (thank you Shelz) That didn't happen, too many clients in the way. Ended up showing houses and dirt until 7:30.

Today, I showed a couple of houses to another client. When I go home, planning on a nice mid-afternoon nap, it was interrupted by a now accepted offer on a listing! YIPPEE! At last, a client that understands not to worry about the tiny stuff! We were bogged down with one lowball offer - and another one comes in, above asking. ChaChing!

I love it when serendipity interferes with your plans! Have a good Monday everyone!

Have been watching waaaay too much HGTV etc this summer due to CSI and Law & Order re-runs but I have a question for all of you out there in RE-land. Has anyone actually attended the meeting at which their client's offer was presented to the buyer?

This idea intrigues me since business is so laid back here in Texas. I haven't had it done to me, I haven't requested to do it. Realize that on the East Coast or in commercial ventures that this might be more common. Just thinking that the reason everyone should work with a realtor is that you are hiring someone with local knowledge. What's the norm in your area? 

I'm just pondering a problem that I know is going to be an major issue, I just took the listing and frankly, haven't had the time to address it. The house is a 1971 split level ranch, on 3 acres and backs up to a "Seasonal Creek" aka drainage ditch. The lower level has flooded once, that is not the problem, it is fully disclosed and priced accordingly.

The issue I'm concerned about is the water well. The property is owned by a divorced women. Her ex owns the house next door and their son owns the next home down. The entire property was legally subdivided 15 years ago during an acrimonious divorce. In January the entire strip was annexed by a small city. The water well is on the property I listed for sale, it is noted on the survey. The other two properties have been using the well water since they were built. According the ex-wife (my Client) there are no signed documents attesting to any of this. How do I explain this to buyers?

I'm thinking that this is a major hornet's nest just waiting for me to poke it with a stick. As I see it the other two property owners will be waterless. Any other ideas? FYI: The ex's are still at war.

Wednesday, I received a phone call from an agent, in another area about 50 miles away, concerning one of my listings. He asked for the seller's disclosure, plat and any other documents that I might have. I complied, sent the requested info and awaited showing feedback - or an offer, nothing came.

Today, I received an e-mail containing detailed questions concerning the home from the same agent. These are not casual questions, these are the kind of questions dealt with during contract negotiation, involving photos, inspections, pertinent to specific issues. I have no problem doing the work but as far as I can tell, these people have never entered the home. How do I know? It has an alarm system that is activated and I am the guardian at the gate.

Is this a new negotiating technique? Get the listing agent to do it all without even writing an offer. Hummmmm...Hey, maybe I'm onto something here: 

Environmental Real Estate - Save Paper, Save Time, Save Gas, Don't even look at the house before you start making demands.

Nah, It's just Friday and I'm grumpy

Last week was one of the saddest closings of my career. Closings are usually happy places, well… sort of, even after the battles to get your client, through the frontline, dodging bullets all the way. There is a feeling of happy relief; at least you got what the client said they wanted. The bigger house because the kids are getting so big, the smaller house now that the kids are gone. If there was a tiff or two along the way, it just made the victory sweeter. Someone is going away from the table with whatever it is they needed or desired. No, the closing last week was unfair, it was sad, and it shouldn’t have happened. The thing is, I HAD to make it happen.

An elderly couple, in their late 70’s, we’ll call them the Salazar’s, refinanced their home of over 50 years to help their children. Hector and Matilda had two sons, David the older had a traumatic brain injury 30 years ago in an accident. He has lived with his parents his entire life he is 50. He gets disability because he has temper tantrums occasionally and tends to take it out on inanimate objects – like doors, the back door, the dryer door, the car door. The younger son Michael, has been married had two children, divorced and he has been in and out of prison for years. He stole his Dad’s car about a month ago. I surmise that is why Mr and Mrs Salazar refinanced the house 3 years ago, to help get Michael out of jail.

A phone solicitor with incredibly cheap rates approached them the Salazars could get at least 20 or 30 thousand out of their equity if they just signed these papers. Sign they did. A 3 bedroom, 1 bath ranch cottage that they acquired for $7500.00 in 1955 when it was brand new, was eventually mortgaged to the hilt and beyond.

By the time the Salazars made contact with me, their mortgage was up to 87,000. When we closed, it was 91,000. Interest rate? 9.775% until next renewal time when it went up 2% more. These sweet simple people could not begin to understand what had happened to them. This is what predatory lending looks like from the inside. I attempted contact with the lenders to no avail. The Salazar’s lawyer did the same they refused to respond. The property had not been posted at the courthouse yet so there was still time.

I had exhausted every venue I could think of for them so they could stay in their home. It wasn’t going to happen. Period. I had a grim choice, sell the home and try to get them a little money or do nothing and let them lose it and get nothing. For right or wrong I felt I should try to get them a little money. We were able to sell it fairly quickly to a family as a weekend home. It closed last Wednesday, funded on Thursday.

Mr and Mrs Salazar were at the closing, looking to me for every direction. I walked them out the door of the title company and gave then each hugs so they could go finish moving before funding on Thursday. That afternoon, I picked up their proceeds from the sale of their lifelong home, it was not quite 6,000 dollars. I drove over to their little 50’s cottage and went inside. They were all there, Mr and Mrs Salazar and the oldest son David. Sitting on the floor waiting for me. I went in, hugs all around, Mrs Salazar graciously asked me to sit on the only chair available, a camp stool. I suggested they should get the money over to the bank quickly, they agreed and began to hustle as quickly as two people in their late 70’s can and get an adult son to follow. Mr Salazar looked back at the room and asked if he could leave his tiny cooler there and pick it up later. I had to say “no, someone else lives here now.” It finally dawned on everyone that the day had finally arrived. The entire family got into the car, gave it one last look and drove away.

I took the keys, locked up the house and was walking back to my own car when I got a glimpse of Mrs Salazar’s face as her husband drove them away. Anguish has never looked more real, sadness of a kind I don’t want to imagine. Why don’t the people that have done this to many of our people all over the country get to look into the faces of the people that are now losing the roof over their heads. There has to be a better way.

Even though I had done the best anyone could do for them.

I didn’t feel good about being a Realtor that day

    Real estate has a potload of arcane rules and regulations. They are all the same, they are all different. I have recently encountered several out of state clients that refuse to believe me when I tell them that our high property taxes are offset by no state income tax. When I tell them our real estate laws are written in favor of the consumer, they look skeptical.  
    We do have "license to carry" laws but, remember cowgirls... when you travel in Texas it is illegal in all 254 counties to shoot buffalo from the second floor window of your hotel room. Don't ask me why, it's just because it's Texas and they're not

While waiting for yet another thundercloud to burst over my head here in Texas, I checked my e-mail..has anyone heard of www.realestatespace.tv ? I received one of "only 20" invitations sent to agents in my county.(since TX has 254 counties that adds up fast)  

Wheeee! Sounds great and it's FREE!!!! for the first year.... EXCEPT for a one time MANDATORY FCC setup fee of ONLY $99.00.

It smells like a duck to me - has anyone out there ever heard of them before? Or am I just way too skeptical for my own good? Lemme know 

I received a referral in November of last year.Birdnest on the ground. A new build, very nice, I had worked with the affiliated agent once before, 3 years ago.
I was told I would be not be responsible for negotiations (red flag)
When the SIGNED referral was received, the % was substantially different the originally offered (red flag, red flag) I weenied out and said OK.(always a mistake)

Closing is Monday, I was checking the paperwork today and notice that there was no Broker # or "gifting letter"  (red flag, red flag, red flag)

Checked with my international affiliates website. The agents' name is no longer there. (rf,rf,rf,rf)
Checked with the other states license website. The agents' name is no longer there. (rf,rf,rf,rf,rf)

While there may be a retirement issue, nobody told me. What am I supposed to do? I am a standup TX good 'ole girl and stand by my word. I don't want to cheat anyone out of anything, but I'm feeling a lot shakey right now.  So far all I am planning on doing is attending the closing and be prepared to duck.

Since it is raining so hard outside I am expecting the big boat to float by any minute looking for animals 2x2.  I thought I'd ask another question, how long do you usually keep a computer? My giant wooly mammoth in the home office is 7 years old and still doing well. The three year old laptop is having "Issues" that I believe are the beginning of the end.

How do you handle your hardware? Do you run 'em into the ground? Nurse 'em through a few "issues" Or dump 'em for a younger model at the first signs of a sniffle?

I'm just sitting here, after having a good day in real estate...Thinking about what I need to do next.

In April I really needed a new AIO. I asked and you all helped with that decision. Thank you.

Last month I received an invitation I couldn't refuse, Paris, on a whim, for free. I didn't need anyone's advice for that decision! :-)

Last week, I had a blowout on I-35 in a cloudburst, experience made that decision. Get off the freeway, push the Onstar button, get the tire changed and buy new ones.

Now, my very used workhorse of a laptop is beginning to show my ill-use. If it blows up, I'll need to get a new one. I'm chauvinistic enough to like Dell. With them, I figure that if I get miffed enough, Michael lives just up the road a bit in Austin, I can return it by throwing it over his fence needed. :-)))

My question: Should I be conservative, buy new "workhorse" laptop or, should I go the distance and get the big bucks tablet pc with all the bells, whistles and ladeeda's? Are the bells & whistles worth three times the money? or is it just an ego buy? 

I know you all have an opinion, so  give me yours so I can make an informed decision before I make a rash one.

Just came back from showing one of my listings. Asked the looker if she was working with a realtor - ambivilant answer. "Not really, don't like him very much, he doesn't seem to know what I want......" I was getting ready to wrap everything up when she mumbled something about how she felt she she could save a lot of money in closing costs by not using an agent. WHAT? Where did that come from? Did her agent or someone in her SOI plant that idea?

While I do a few listings a year, I seem to end up mostly with buyers - that is where my heart is. Never have I had someone this confused. After at least ten minutes of explaining that the buyers closing costs, don't include realtor fees. After I explained to her the advantages of using a buyers agent. After her child ran all over the empty house and pulled the blinds down, she left. I know she is still convinced that she is really saving money but not useing one of those pushy real estate agents.

I finally figured that the more I talked the more she was convinced she was saving money. Oh well, I didn't really want to mow the lawn this afternoon anyway.

In the past two months, I have changed companies, been working non stop and, with three days notice, went to Paris for 5 days. Whew! I know that no one noticed I was missing - but now I need some help and opinions.

I NEED to start a community website/blog for my own neighborhood. We are undergoing some major communication issues (or lack thereof) and we need a place where everyone can communicate effectively and easily. I know that a website would be an easy effective way for approximately 200 households to keep up with each other's opinions and interests.

Questions: 
Has anyone done this?
Where?
Can I see it?
How do I get the address out to the neighborhood and how do I get their addresses back to me? 
There is no current e-address list for our 200+ neighbors

This is an also an excellent marketing opportunity for most of us. I set up my Point2 site easily, is there a community place to post these things that I am not aware of? While I love the creative part of this computer geek thing, I am missing the practical side. I appreciate opinions, ideas, help and other personal "ah-ha" moments. Share these with me and the rest of the world.