Barb Schlinker The Real Estate Voice

We are back on the Real Estate Voice with your host, Richard Randall and we are talking about buying and selling real estate.  You advertise Barb Has The Buyers, tell us how that works.➔We market for buyers all the time in our business.➔Just to put that in perspective, the average agent spends $89 a month on marketing.  We spend much, much more, not just for sellers but to attract buyers➔Our business is structured with what we call direct response marketing➔We don’t buy leads from Zillow or Realtor.com, because when people ask about a home through those websites their contact information gets shared with dozens of agents and I’m sure those people experience their phones suddenly blowing up.➔We actually advertise online on various social media websites and google to attract buyers to our listings and to get access to all the homes➔Most buyers do not know how it works…◆The see something online and when they inquire…they think they Zillow does NOT tell the public the home has a contract◆So with our low inventory

74% of Real Estate Agents sell less than 3 homes a year. That seems shocking to me.  You would assume most agents are selling homes every month, why is that?Well, it's really not the agent’s faultMy experience at my first real estate brokerage shocked meI came from a Military & Flying background where everything had a procedure, even right down to what words you used.Not so with real estateThe industry is structured this way…Agents attend just 1 month of school to handle one of your most valuable assetsThen the brokers give limited training and they send you off to sellMost of the training is how to fill out the legal forms andMaybe how to pester everyone you know over and over again orKnock on doors and pester people you don’t know to get business…It really doesn’t have to be this poorly managed and we do not work that way.Our team agents receive training on things you would assume agents would get training on:Presenting how we work with buyers and sellersThe process of working with buyers and selle

Home sellers planning to put their homes on the market often ask how to prepare.  What are some fast and easy fix ups to help home sellers get the best price when they sell their homes? Pretty homes that are priced realistically always sell fast.. Buyers want move-in ready That does not mean ‘perfection’ Typically that means, no ‘deferred’ maintenance and fresh flooring, etc.Start with Curb appeal because buyers spend much of their time on line looking at the outside. Things like:Freshening much bedsFix mailboxFix broken door bellsPaint front doorsTrim bushes and trees if overgrownThe next room is the Living Room Make it great, no tired old carpet, no dramatic paintBronco Orange living room storyFocus on the fireplace if you have oneDeclutterCleanThe next room is the KitchenNo broken countertopsUpdate kitchen faucetMake sure appliance colors matchTake all off counters except coffee potRemove throw rugs and dish towels for picturesThe next most popular room is the Master BathroomYou will always get your invest

In Colorado, I know we don’t typically use attorneys to draft these legal contracts.  Real estate agents are licensed to fill out the forms the state gives them to complete the legal contracts for buyers and sellers. What are some Confusing Clauses you see that home sellers should watch out for in selling homes?●These contracts were designed to make sense to buyers and sellers and be completely understandable:●Real estate agents are NOT supposed to Make Up language that could be considered ‘practicing law without a law license’. ●Yet, it happens all the time.○Some of their brokers ask their agents to include, as part of the contracts they are writing, their company-specific addendums which alter the meaning of the contract…most often… in favor of their client○Technically, if we have our clients sign ANY, non- State Approved company specific addendums, we MUST hire an attorney to explain them to our clients.  ●It’s just not very practical if you have 8 buyers waiting to hear an answer on their offers – to go h

We are talking about marketing a home. Do the words written in ads really matter and who writes them?a. Yes, absolutely.  Buyers want to know all there is to know about a home, especially in a hot market.b.  We write the ads to attract buyers on emotion…NOT on the data.c.  When people buy homes its an emotional purchase.  Not often is it logical.d.  We have a saying about “Love” word.e.  Yesterday we had 11 shows in a higher priced home.●There are many buyers and agents that said the “love’ word.●It could mean the difference between 8 offers or no offers if it is not done correctlyf.  Example: 3 bedrooms 2 bath home.●Verses spacious bedrooms with plenty of closet space and gorgeous views.●It’s all about visualizationg.  Same with pictures in a way.  Those are a form of ads and evoke emotion.●Buyers eliminate homes based on the photos.●That is why we are very careful on what pictures are placed on each listing and in what order.○Some sellers want images of every nook and cranny.○But photos of toilets, messy ga

The market is red hot and sometimes the appraiser does not think the home is worth what the buyer agreed to pay, tell us about that.1.  Yes, it’s exciting and very scary for home sellers at the same time.➢For the 3rd month in a row in the summer inventory went DOWN➢Some sellers are reaching for the moon on prices and not getting it➢Others are priced ok but getting bidding wars over asking price putting the appraiser’s opinion of value in doubt2.  We have had a few cases where the appraisers have come back and said the home is not worth what the buyer agreed to pay. This can be very frustrating for a home seller.➢Options:  Lower price to appraisal○Say no and get buyer to make up diff in cash○Negotiate in between■Lear Story1.  Price Realistically NOT Optimisticallya.  Toms story2.  Look at similar recent and active sales.3.  Condition is big:a.  Its an opinionb.  Try to make the house look nice for the appraiser visit4.  We meet the appraiser, provide similar sales and tell them about improvements5.  You want t

It is surprising to me in this hot market that not every home sells.  How do home sellers make sure they get their asking price?●The asking price is the first impression and often the first thing buyers see●Many homes are discarded by buyers as not being in their appropriate price range●Pricing should not be taken lightly○Pricing too high can be as costly as pricing too low●Looking at good, relevant market data gives you an excellent idea of how to Price Realistically vs Optimistically○Pricing too high – buyers assume something is wrong if a home sits on the market○Pricing too low could give the same impression unless its properly marketed eg:■Had a recent sale that had heavy cigarette smoke damage. But explained it.  Home sold for 23% OVER asking price.■If I did NOT explain, buyers might have worried about other issues.●We are offering a FREE report entitled:○Home Sellers:  How to Get the Price You Want and Need that helps people understand pricing strategy from three different angles○Order your report at■ww

After the seller’s home goes under contract, the next steps are the buyer does and inspection and sometimes asks for things to be repaired, or an appraiser comes along and may not agree the home is worth what the buyer agreed to pay for the home.  Does the seller have to do all the buyers ask?1.  Well in this hot market, where there is low inventory and high demand for homes,  the seller does not have to concede anything. However, the risk is that the buyer walks away.a.  Probably the most common concession we receive this time of year are requests to check out the roof for hail damage.  If the seller has to make a claim they must pay a deductible.●One of the most popular insurance companies in the area, USAA, has recently imposed a deductible as high as 1% of the homes value.  That could mean 3-10K the seller has to come out of pocket if the roof is damaged by hail.●So I just sold a home where the seller had already given a price concession because they were tired of showing it.  Then the roof was determined

I know people do not buy homes all that often in their lifetimes, so when they are on the process of buying a home, what are some things they can do to make sure their credit rating remains in good shape while buying a home? ●Yes you are right people do not do this every day.●What they may not know if that lenders will be checking their credit throughout the loan approval process all the way up until the day of closing.●So buyers need to be very careful about how they use credit during this time.●Here are some examples of home buyers that actually LOST their loan approval and had to wait a very long time before they could buy.Credit Score Management:1.What buyers need to know while shopping for a house:●Cars●Furniture●Appliances●No Payments for 6 Months show up on credit as if you owe the FULL BALANCE MONTHLY.1.So the recommendation is… Do not go buy any big ticket item on credit2.Mortgage lenders want to know about:●Large deposits●Track where the down payment and earnest deposit came from●I just had a discus

We are back on the Real Estate Voice with your host, Richard Randall and we are talking about all thing’s real estate.  Barb you are a Navy Veteran and part of what your company does is give back to Veterans Charities – why are Veterans charities important to you?1.  Well Richard I served in the Navy both as an Air Traffic Controller in my early years and I came up through the ranks and became an Intelligence Officer. I spent two years in the overseas in the Philippines, which I thoroughly enjoyed and it was there where I really learned about how other countries live.  Those experiences taught me how fortunate we are to live in the America and enjoy the freedoms and opportunities we enjoy.  Most of my service was during a relatively peaceful period.  Then when 9/11 hit, I was mobilized back into active service and worked right here at NORAD.  It was a great experience.a.  When I get the chance to talk to some of the service members that have deployed as many as 8-11 times in harm's way, my heart goes out

Not everyone wants to sell their home through a traditional sales process.  Many people think that their homes will sell for top dollar by selling their home themselves, what are the results from selling a home by owner?➢I completely understand why home sellers want to save the commission. And, in some respects it can be a simple process.➢I talk to a lot of home sellers throughout the year. Most do not even think about trying to sell on their own.➢Others find it easy.➢I met with a seller last night who had considered selling by owner after they tried with another agent for 4 months.  Besides not getting good advice from that agent, their home sat on the market for 4 months with bad pictures and a  dead looking dormant yard well into the summer. As you could imagine the seller did not see the value in that agent’s services.  The home is nearly new, on a great lot with beautiful Pikes Peak and front range views.  I get why some sellers get frustrated.➢Typically though  if a home seller decides to sell on their

You know I have recommended you and your team for years.  But many people do want to interview several agents to pick the best one.  You have a report on the Top 10 Questions You should Ask Before Hiring an Agent, tell us about that..1.  Many home sellers quickly figure out, that not all real estate agents are the same.2.  And picking the wrong agent can cost a home seller thousands.●There are agents that give a commission discount and do very little●There are agents that charge full price and do very little●Some people assume that the agent that sold them the home would be a good fit to be their agent to re-sell the home.○I recently met with a home seller that found out that was not the case.  While they really liked the agent to find them that home.  When it came to selling their was very little effort to appropriately: price the home & promote the home to get buyers to come see it.  The result was about 1 showing a month and no sale when they should have had 5 showings a week, and a sale in less than a

Welcome to KRDO's afternoon newsline Barb Schlinker of Your Home Sold Guaranteed Realty Colorado. Today is Free Report Friday. It is one of my favorite times of my broadcast week here at KRDO, Barb, what is the latest in the real estate market?It is shocking, but actually realtor.com ranked Colorado Springs the number one real estate market in the country and August by far has been amazing. Inventory actually went down for available homes for the past 3 months. That is very uncommon because typically in the summer, the number of available homes go up. So if you're out shopping for a home, you want to make sure that all your lending is ready to go and in place. Because if you fall in love with the home, you could find out that somebody else got it because you didn't get your financing done. So as a buyer, you gotta be ready to roll. And agents of mine are reporting. They've written as many as 8 to 12 offers for their buyers just to get them a house. So, it's really important to get rea

Segment 27 Things You Must Know Before Putting Your Home Up for Sale(Costly Home seller Mistakes)Barb Schlinker Radio Show719-301-1802 | 719-301-3900Your Home Sold Guaranteed Realty Colorado#coloradosprings #yourhomesoldguaranteedrealty #barbschlinker #realestatevoice1.The name of the report is the 9 Step System that can help you sell fast and for the most amount of money.2.The industry shows clearly how the traditional ways of selling homes have become increasingly less and less effective in today’s market.a)If fact 1/3 of homes put on the market in this area actually DON’T sell! Andb)Half of home sellers do not get the price they want for their homes.3.The report outlines the 7 deadly mistakes that can cost them literally thousands.  a)But the good news is that every one of these mistakes is preventable.4.Here are a few things that are in the report:Signing a Long-Term Listing Agreement with an agent without a Written Performance GuaranteeWe offer a Cancellation Guarantee because we want 100% satisfied cust

Not everyone wants to sell their home through a traditional sales process.  Perhaps they inherited a home that needs work or they have had a tenant in the home and do not want to deal with long waiting times to sell. To sell a home quickly. You have a unique RBID system to selling a house in 15 minutes…how does that work?●We are the only company in town offering the RBID system.  RBID stands for Realty Bid System.●In Today's real estate market, cutting through the advertising clutter and getting your sellers home sold quick can be difficult.  ●Most agents are simply left listing a seller’s home then merely hoping it will sell.●RBID solves this dilemma. The key to quickly selling any home is creating more demand for it.●RBID allows us to create a greater perception of value over and above other properties for sale, getting them sold faster with less hassle.●With this system there are massive Seller Benefits because:○RBID increases demand for the home○They are Much More Likely to Sell○They Sell Faster○They

Segment 111 High Cost Home Inspection TrapsMany home sellers fear the inspection.  Many people think most buyers want to purchase their home as it is.  What are some of the High Cost Home Inspection Traps you come across selling homes?Buyers want to buy – but in most cases NOT as isMost sellers assume their home is selling AS ISNot a time for UPGRADES butBuyers want broken things repairedLear StoryThe high cost things include:Roof replacements – particularly high deductiblesFurnace replacementsElectrical panelStructural stuff can be really costlySome pre planning with a great real estate agent can help go you ready to sell worry freeLess common ones are:Mold – Townhome storyPolybutylene plumbing issuesMore common are:RadonElectricalFurnace ServiceFireplace servicePlumbing leaksWhen we come back we will be discussing: Appraisals and What to Do When the Appraiser does NOT think Your Home is worth your Sale Price

Segment 4What Do Home Inspectors Really Look For?Hot New ListingsThe home inspection is one of those things both buyers and sellers fear the most.  What do home inspectors look for?1.   They are looking for any defect, safety issue, code violation or deferred maintenance issue that could affect the buyer’s decision to buy or ask for repairs.2.   The most common repair requests that come up on inspections are:a.   Furnace – clean and serviceb.   AC – clean and servicec.   Electrical – Two wires tapped into 1 circuitReverse polarity on an outletGFCI circuits – this new code does not apply to older homes. But inspectors try to impose new codes on older homes all the time.d.   Smoke and Carbon Monoxide Detectors:e   Roof damage from Hailf.   Fireplace service or chimney cleanouts if woodg.   Radon tests and requests for Radon systemsh.   Sometimes – grading away from foundationi.   Deck RepairsHome Sellers can get ahead of a lot of these issues by getting the regular service work & inspections done up front.T

How Much Lack of Updating Affects the Home’s ValueNot every home is updated like a new home that is offered up for sale. Is it really important for homeowners to update their homes before they go on the market?1.  Well Richard, it depends on the price range.  Most home sellers will command top dollar if the home is in good shape with no “Deferred” Maintenance… eg none of these issues:a)  Stains on Carpetb)  Broken wood flooringc)  Un-kept landscapingd)  Dated kitchens and bathse) Dramatic paint, especially faux paintI had one recent listing in which the faux paint was to give a Tuscan look, very high-end home. The faux cracks in the wall looked so real, I had to photoshop the images to take them out AND when the inspector showed up he looked straight at them and said…”oh no, does it have structural issues?”We ended up having a bidding war on that home at $1.2 Million but I had to photoshop those fake cracks out of the images to attract multiple buyers.  Then we posted a notice in the home that these cracks we

The Pain of Moving – How to Make Moving Easier for Home SellersThe Pain of Moving How to Make Moving Easier for Home SellersI don’t know anyone who enjoys moving, but the whole process of selling your home then moving can be daunting.  You have some tips on how to make it easier, tell us about them?1.  There are a lot of options for moving, some good pre-planning can go a long way to make it easier! a) Let's start with getting your house ready to sell…1.  Enemy #1 for Getting Great Photos is CLUTTER2.  Part of our included services that we provide to our clients is the General Staging Notes, that get the homeowner started on Decluttering3.  Then when our included stage comes to visit: They can see the furniture and clutter that needs to be stored away ad what needs to be used for a ‘redesign’ that make the images look good with your own décor.4.  This is a subtle way to get ready to move:a) Store the things you MUST keep for your next homeb) Give away or Re-purpose the things you do not want to keep or m

What Homeowners Need to Know About Hail Damage When Selling Their HomesThe summer brings plenty of thunderstorms and hail. What can homeowners do about potential hail damage when selling their homes? 1.  For most, they find out after their home goes under contract and they are not expecting to have a buyer ask for a roof repair and/or replacement: a) Check your Homeowners insurance and verify your deductible.  One very popular company who serves military members and their families, USAA, has quietly and through fine print changed the deductible for hail damage to 1% of the home’s value. That means if it’s a $400,000 home, the home owner will have to come out of pocket between $3000 - $3500 to replace the roof.  Most roofs cost about $8000 - $11,000 to replace.2. I would recommend you get a roof, pre-inspection.  for FREE in most cases. Some roofers charge for it, some do not.You can also get what is called a Roof Certification.Roof Certificates are warm fuzzy documents that give the buyers some confidence tha