Inheritance Tax and Real Estate:
I was lucky enough to be in the UK a week ago, and saw a headline that caught me by surprise. A "New" mortgage product was coming to England. Interest only. "Why?" you should be asking? Because home ownership has more than doubled over there since 1950. When the owner dies, and passes the home on to relatives, inheritance tax is paid on everything over $500,000 at about a 40% rate. If they pay interest only, the Mortgage passes on, but without value paid in the home, no inheritance tax.
Interesting concept, but it won't affect us here will it? Let's study the past, check the present, and look to the future.
Not a new concept in the US, but one abandoned long ago. In the 1920's this mortgage was very popular. Worked well here in the US. You make interest only payments for a fixed period, and then refinance your home. In fact, they work very well unless your house looses value, or you loose your job. Then along came the Great Depression. Job? Value? Foreclosure? You get the picture. Banks got stuck holding property they had too much money in, and couldn't sell. So they stopped offering the program.
While this program is starting to be offered in the US, it's sweeping Europe because of the inheritance tax. You can by a home, make payments, deduct the interest, and pass the debt on to your heirs. If the property value goes up over a number of years, then they can sell it. In the US we're allowed to take a primary residence deduction. So, wait a little time, make payments, and sell for big profit. Move on.
Year Exclusion Amount Max tax rate2006 $2 million 46%2007 $2 million 45%2008 $2 million 45%2009 $3.5 million 45%2010 Repealed 0%2011 $1 million 55%In the US, we're better off right now. Kansas has no inheritance tax (http://www.ksrevenue.org/perstaxtypesestate.htm). And the US Government has been raising our threshold over the last few years.
Looking at the table, you might think we're doing OK, and not worry. After all, our rates are moving down. And our Real Estate isn't as costly as Europe's. But look at 2011. Without congressional movement, we'll be back at the 55% level in 5 years. By the way, those figures are the value of the WHOLE inheritance, not just the home. The Government may need to make income up for what they're spending now. And thinking about home prices, they don't seem to be going down much (really?), and prices are lots higher on both coasts. I'm not going to pretend to explain or understand other tax plans (gifts, living trusts, etc.) and how they will work with tax savings.
So, taking in account the present and the future, looking at Europe, it may not be to far off when someone will start touting this in the US (good old internet advertising...). We know 40 year mortgages are here, we know that with a little work, we could find an interest only plan, and we know with home prices rising that estates will be going up sharply. Our job isn't to tell our clients how to finance, but to understand the basics of what's going on, and advise them to seek SOUND advice from a reliable Mortgage provider. Get advice from an accountant or attorney if the amounts are large enough.
Finally, given the quickly changing Mortgage industry with multiple programs and qualifications, I think all of us would be foolish to try and give our clients much more than the basic overview of financing a home, and get them to a Mortgage pro quickly. We may be able to keep up with some of the programs, but just like a Mortgage pro can know about some of the homes on the market but not all, there is NO WAY we can keep current with all the programs. Let the pro's give the most up to date info to our clients.
Wednesday, July 4, 2007
Wichita Kansas and our Protected Market
About a month ago, I read that Wichita Kansas had the second most protected Housing Market in the midwest, and in the top 20 nation wide. By protected, I mean we won't be having a big loss of value here like those being experienced elsewhere. What an impression that made. I was in Orlando last week, and heard a radio ad announcing $150,000 incentives to buy a new home. In Wichita, $150,000 new home will get you 1400 sq ft, 3 car garage, full unfinished view out basement, on a 75 x 120 lot. They were offering INCENTIVES of more than our low to low-mid home. Holy Shmokes!!!
I know builders here who wish they could clear 5% on some homes, a really good one might make 8%. How do you offer $150,000?
On the other hand, our prices never really escalated either. While people were making money just selling a contract (condo never started) in Vegas, we were plugging along at our annual 3-4% increase. Just like we have for years. People make a fair profit over time, first ones in New Homes go a little faster than the last ones, and most neighborhoods gain.
It is a real shock for people who are moving here. First, they think a real heavy discount on offers will go thru. They're shocked when a 20% discounted offer is rejected. Second, they always seem so suprised at the amount of home they can buy for the money (makes me wonder why the really low offers...).
And protection comes in other forms as well. At a convention, we spent an hour on short sells. I learned a lot about how to deal with the banks, and to treat the homeowner with dignity. I also learned that Kansas is one of 11 states in the US where the judicial branch must be involved in a foreclosure. And courts are backed up, so a 6 month time to be "removed" from a home is quite normal. I was shocked to learn that in Texas, 28 days and you're out. 28 days, very little protection for those experiencing problems. Ok, I know a lot of things have to line up for that short of time, but still, why so long in Kansas?
A little research helped me understand. Many years ago, banks were loaning money to farmers based on crop production. If a crop failed (weather, bad luck, who knows), and the farmer couldn't pay: FORECLOSURE!!! Well, back then the government got together and decided to mandate a Judge to order the foreclosure. The outcome would be a farmer would have 6 months to get another crop in, sold, and pay up.
Bottom line: You won't get rich buying and selling homes here on speculation, but you get a lot of value - stability - and if you run into tough times, you're given more of a chance to keep your home.
I know builders here who wish they could clear 5% on some homes, a really good one might make 8%. How do you offer $150,000?
On the other hand, our prices never really escalated either. While people were making money just selling a contract (condo never started) in Vegas, we were plugging along at our annual 3-4% increase. Just like we have for years. People make a fair profit over time, first ones in New Homes go a little faster than the last ones, and most neighborhoods gain.
It is a real shock for people who are moving here. First, they think a real heavy discount on offers will go thru. They're shocked when a 20% discounted offer is rejected. Second, they always seem so suprised at the amount of home they can buy for the money (makes me wonder why the really low offers...).
And protection comes in other forms as well. At a convention, we spent an hour on short sells. I learned a lot about how to deal with the banks, and to treat the homeowner with dignity. I also learned that Kansas is one of 11 states in the US where the judicial branch must be involved in a foreclosure. And courts are backed up, so a 6 month time to be "removed" from a home is quite normal. I was shocked to learn that in Texas, 28 days and you're out. 28 days, very little protection for those experiencing problems. Ok, I know a lot of things have to line up for that short of time, but still, why so long in Kansas?
A little research helped me understand. Many years ago, banks were loaning money to farmers based on crop production. If a crop failed (weather, bad luck, who knows), and the farmer couldn't pay: FORECLOSURE!!! Well, back then the government got together and decided to mandate a Judge to order the foreclosure. The outcome would be a farmer would have 6 months to get another crop in, sold, and pay up.
Bottom line: You won't get rich buying and selling homes here on speculation, but you get a lot of value - stability - and if you run into tough times, you're given more of a chance to keep your home.
The four words I hate, $ per sq ft, continued
I hate when people think that all houses are created the same. It's worse here in Wichita (I think) because we have basements here, and finishing an already existing basement costs around $18 per ft, compared to main floor at $90-100-110, or more. We had a builder quoting $65 per foot on homes. My figures told me he was avering in the basement, and the house was floating in Mid Air (no lot included. I hate this, kind of like buying a car, then having the dealer tell you the tires would be extra...)
We combated this ad with our own ad. Little hard to see at this resoloution, but I've got 3 little pigs, and the second home, well you know the story...
The copy talks about Shoe shopping. You can buy cheaper ones for less dollar per foot, but if you stand, or you're an athelete, or wear and tear: You know the difference. Ad ends in looking for Quality per square foot.
We've run this ad for 3 weeks. Other guy dropped his ad, and we've written 4 contracts in a neighborhood that has 1 resident after opening 3 months ago.
I'm happy with that!!
By the by, yards and sprinklers aren't normal here, so my developer/builder decided he'd thro that in. Now the competition is chasing us!!!
We combated this ad with our own ad. Little hard to see at this resoloution, but I've got 3 little pigs, and the second home, well you know the story...
The copy talks about Shoe shopping. You can buy cheaper ones for less dollar per foot, but if you stand, or you're an athelete, or wear and tear: You know the difference. Ad ends in looking for Quality per square foot.
We've run this ad for 3 weeks. Other guy dropped his ad, and we've written 4 contracts in a neighborhood that has 1 resident after opening 3 months ago.
I'm happy with that!!
By the by, yards and sprinklers aren't normal here, so my developer/builder decided he'd thro that in. Now the competition is chasing us!!!
Things to know about Wichita Kansas
Wichita, also known as the Air Capital of the World, is the largest city in the state of Kansas. Kansas City as a whole is larger, but it is split between 2 states. Wichita is a major aircraftt manufacturing hub (the city is home to six major aircraft manufacturing companies) and cultural center as well. In July of 2006, CNN/Money and Money magazine ranked Wichita ninth on its list of the 10 best big cities to live in the United States. The city is home to six major aircraft manufacturing companies. The 51st largest city in the US, we have a Population of around 360K, but the Metro area takes us up to almost 600K.
While housing here is very affordable compared to most of the country, so is land. Most small lots start in the 65-70' wide by 120-130' deep range. Many mid priced houses will have 80-90 foot wide lots. We also use an abundance of hardwoods in the trim of our homes. Whereas Texas, KC, Vegas and more will use white painted trim, we use Oak, Mahoganoy, Pine, just about any wood you can imagine. 90% (or better) of our homes have basements. Concrete poured. Most newer homes have Viewout basements, with windows at the rear of the homes at ground level. Basements are often finished when the home is purchased, or within a couple of years after move in. So a 1500 sq ft main level home will have 2800 or so living area. Keep this in mind when looking at home over the internet.
While housing here is very affordable compared to most of the country, so is land. Most small lots start in the 65-70' wide by 120-130' deep range. Many mid priced houses will have 80-90 foot wide lots. We also use an abundance of hardwoods in the trim of our homes. Whereas Texas, KC, Vegas and more will use white painted trim, we use Oak, Mahoganoy, Pine, just about any wood you can imagine. 90% (or better) of our homes have basements. Concrete poured. Most newer homes have Viewout basements, with windows at the rear of the homes at ground level. Basements are often finished when the home is purchased, or within a couple of years after move in. So a 1500 sq ft main level home will have 2800 or so living area. Keep this in mind when looking at home over the internet.
All new Realtors, take heart: Can't be as bad as this one...
The year is 1995. November, I've been a Realtor for 9 months, and made $6000. Our average home price today is $115,000, so I'm guessing maybe $90,000 back then? And I had worked around some 40K to 50K houses. Friend of my Wife, he wants to buy a $250k-300k home. Hot dog. Now I'm going to make some big bucks. Small problem, he wants the Great American Dream (sing along, you know it); big sprawling ranch; acreage; lake on property; trees, no one around..... And he doesn't care how far he has to drive to see everything (read, my gas.....). I'm new in the buiz, I have no listings, friend of the wife, and I need the money, so off we go.
4 or 5 weeks of looking, within a 100 mile radius. You see my client owns his own buiz, which is doing well. He just needs a computer to work. And his new wife wants horses. I look, and look. Show and show. Everything is starting to blur, until one day.... (bet you thought I was going to say I wasted my time).
I got off my part time early morning job at a gas station. My wife had the "good" car cause I would let her dirve my POS ever (if you need to know what a POS is, email me). Mr. Buyer calls me and tells me he just drove by a sign, and wants me to show. Right now, come pick him up. Well, I stumbled a minute, cause my work car:
was a 1990 Yugo. That I had bought used for $500. Then I got an Air-conditioner and installed it myself. Worked most of the time...
Well, Mr. Buyer, I'll come and get you if you want, but I'd rather wait until later. My work car is .. Junky, dirty, rusty.
Mr. Buyer is 6'6" too. Anyone who's ever been in a Yugo knows the height bar at Roller Coasters is the Maximum height for this car, not the minimum.
Mr. Buyer says - Well it can't be that bad, what kind of car is it. I quietly reply... a Yugo. He belly laughs. "I've got a fleet of those, use them for business, come on over".
So we go out to the home, 160 acres, 2 ponds, some trees (well, in Kansas it's a lot of trees). 3500 ft home, 5 car garage, and an apartment over the garage. Needs a little updating (Red shag carpet, straw yellow counter tops and appliances, and a turret over the home for fun). 3 Weeks later I get my first big commission check. Yippee. I buy my wife a leather couch, and she strikes a deal to have a company car. All is well that ends well.
Oh the Yugo? GAVE IT AWAY. NEVER SAW ANOTHER ONE SINCE, AND DON'T WANT TO!!!!!
Hmm, on second thought, would've made a great "remember me? The Yugo Guy" branding.
4 or 5 weeks of looking, within a 100 mile radius. You see my client owns his own buiz, which is doing well. He just needs a computer to work. And his new wife wants horses. I look, and look. Show and show. Everything is starting to blur, until one day.... (bet you thought I was going to say I wasted my time).
I got off my part time early morning job at a gas station. My wife had the "good" car cause I would let her dirve my POS ever (if you need to know what a POS is, email me). Mr. Buyer calls me and tells me he just drove by a sign, and wants me to show. Right now, come pick him up. Well, I stumbled a minute, cause my work car:
was a 1990 Yugo. That I had bought used for $500. Then I got an Air-conditioner and installed it myself. Worked most of the time...
Well, Mr. Buyer, I'll come and get you if you want, but I'd rather wait until later. My work car is .. Junky, dirty, rusty.
Mr. Buyer is 6'6" too. Anyone who's ever been in a Yugo knows the height bar at Roller Coasters is the Maximum height for this car, not the minimum.
Mr. Buyer says - Well it can't be that bad, what kind of car is it. I quietly reply... a Yugo. He belly laughs. "I've got a fleet of those, use them for business, come on over".
So we go out to the home, 160 acres, 2 ponds, some trees (well, in Kansas it's a lot of trees). 3500 ft home, 5 car garage, and an apartment over the garage. Needs a little updating (Red shag carpet, straw yellow counter tops and appliances, and a turret over the home for fun). 3 Weeks later I get my first big commission check. Yippee. I buy my wife a leather couch, and she strikes a deal to have a company car. All is well that ends well.
Oh the Yugo? GAVE IT AWAY. NEVER SAW ANOTHER ONE SINCE, AND DON'T WANT TO!!!!!
Hmm, on second thought, would've made a great "remember me? The Yugo Guy" branding.
Citi card Really does have a heart.... Really.
I've heard that Realtors aren't making as much money as we were. On top of that, I decided to change a successful New Home brokerage and added a Resale department with Realty World. Now, I suspect that many of us have found ourselves with less than perfect credit. And during these time when the housing market isn't as robust as a couple of years ago. So, throw that in with some REALLY massive medical problems with my wife's brother, personal medical problems, and some MAJOR dental work for my wife (thanks to bad dentistry 10 years ago), we've been a little short. Keeping the buiz going, kids in college on and on.
So, we go over on the credit limit. We stay over, we get behind. We get caught up, we get behind. Have you seen what the interest rate can be if you're not careful? I sure didn't, and being totally caught up in the Buiz and keeping things going, I wasn't paying attention. Thank god myt wife did.
And she cried, and she came pointing fingers, and she grabbed my hand, held it and told me we'd get thru it together. Now please understand, I've read the horror stories, 4 credit cards. All maxed out, $50k in the hole. We weren't like that, but 12K felt like a lot. And I refuse to humiliate myself and tell you the interest rate (that I had ignored, cause I was TOO busy).
My wife sat across from me at my desk, and said "Call Citibank". So I picked up the phone, swallowed my heart, and begged. Really. I told them about my brother-in-law and his 3 surgery's, my 3 year child custody battle complete with psychologist. You know, all the NORMAL stuff in people's lives.
The lady at the other end listened. First she was going to submit for review (I guess they review overnight on request). She was writing, then she said, "you know, this just isn't the same when read it, hang on". She talked to ... I have no idea. Back on the phone, she told me they would cut my interest rate IN HALF!!!! She told me she could credit back $1400 in interest, and 2 late fees of $29 each. I almost cried. My wife did cry. The interest alone was 12% of my balance. I made the payment to catch up, and they did all that. Wow.
My wife taught me, make the call, treat people well, open up about the problems. People will help.
So, we go over on the credit limit. We stay over, we get behind. We get caught up, we get behind. Have you seen what the interest rate can be if you're not careful? I sure didn't, and being totally caught up in the Buiz and keeping things going, I wasn't paying attention. Thank god myt wife did.
And she cried, and she came pointing fingers, and she grabbed my hand, held it and told me we'd get thru it together. Now please understand, I've read the horror stories, 4 credit cards. All maxed out, $50k in the hole. We weren't like that, but 12K felt like a lot. And I refuse to humiliate myself and tell you the interest rate (that I had ignored, cause I was TOO busy).
My wife sat across from me at my desk, and said "Call Citibank". So I picked up the phone, swallowed my heart, and begged. Really. I told them about my brother-in-law and his 3 surgery's, my 3 year child custody battle complete with psychologist. You know, all the NORMAL stuff in people's lives.
The lady at the other end listened. First she was going to submit for review (I guess they review overnight on request). She was writing, then she said, "you know, this just isn't the same when read it, hang on". She talked to ... I have no idea. Back on the phone, she told me they would cut my interest rate IN HALF!!!! She told me she could credit back $1400 in interest, and 2 late fees of $29 each. I almost cried. My wife did cry. The interest alone was 12% of my balance. I made the payment to catch up, and they did all that. Wow.
My wife taught me, make the call, treat people well, open up about the problems. People will help.
Greensburg Kansas is suffering
I am from the land of Oz, but far away from Greensburg. Still in the lower half of the state. Many people have asked me is we're alright (Wichita didn't get touched), and what they could do to help. Before I answer that, let me tell you a little more.
This was the strongests tornado in the US for more than 9 years. It was over a mile wide (one of my Realtor friends is a storm chaser, I think he said 1.8 miles). Citizens were kept away from their homes until this morning (last nights storms were bad too). They had to evacuate by lunch because 2 train cars full of amonia were damaged and leaking.
People were wandering the streets, counting the foundations to figure out which... Homesite was theirs. The homes were so leveled, you couldn't tell which house was which. A local bar that had always advertised "Warm beer, bad service" was being used as a morgue. People are staying anywhere they can, with the clothes on their backs. All of their clothes are gone too.
And the weather isn't finished. Now that the winds have passed, the rivers (already close to overflow) are going to be hit with more rain, all week long. The whole town already leveled, may soon be under water too.
My wife works for a local radio station. We spend Sunday on the streets collecting money for the Salvation Army to be donated to Greensburg. We used the bell ringers stands, and it was called "Cans for Kansas". Lots of locals are doing what they can, but a few have asked what they can do. My best suggestion, MONEY. Give it to your local Salvation Army, earmarked for Greensburg Kansas. These poor folks have nothing. Second suggestion, BLOOD. Our local Red Cross is out of everything but the bear minimum. We all have blood, give a little.
If anyone would like to know more, or I can help find family, let me know. I'll do my best.
This was the strongests tornado in the US for more than 9 years. It was over a mile wide (one of my Realtor friends is a storm chaser, I think he said 1.8 miles). Citizens were kept away from their homes until this morning (last nights storms were bad too). They had to evacuate by lunch because 2 train cars full of amonia were damaged and leaking.
People were wandering the streets, counting the foundations to figure out which... Homesite was theirs. The homes were so leveled, you couldn't tell which house was which. A local bar that had always advertised "Warm beer, bad service" was being used as a morgue. People are staying anywhere they can, with the clothes on their backs. All of their clothes are gone too.
And the weather isn't finished. Now that the winds have passed, the rivers (already close to overflow) are going to be hit with more rain, all week long. The whole town already leveled, may soon be under water too.
My wife works for a local radio station. We spend Sunday on the streets collecting money for the Salvation Army to be donated to Greensburg. We used the bell ringers stands, and it was called "Cans for Kansas". Lots of locals are doing what they can, but a few have asked what they can do. My best suggestion, MONEY. Give it to your local Salvation Army, earmarked for Greensburg Kansas. These poor folks have nothing. Second suggestion, BLOOD. Our local Red Cross is out of everything but the bear minimum. We all have blood, give a little.
If anyone would like to know more, or I can help find family, let me know. I'll do my best.
How to be different giving the same service?
Our local board is considering a single showing service for all our members. You know about showing services - they make the appointments, log them in, some have websites for the seller and agent. The showing agent calls the service and they set the appointment based on the listing agents showing instructions.
So why would a MLS board want to get involved in that? Because with a single service, a button could be place on the listing info. When you pull up a listing that your client wants to see, click the button and put down the showing time/date. They email you the appointment verification, and give you a map with your showings on it. Great time saver. Less phone calls for showing agents. What could be wrong with this?
I spoke to a broker who's company is not for such service. But his reason puzzled me. He said that He doesn't want the board selecting our supplier (I can understand that part) because he thinks that all brokerages will just become the same. All services would be identical for all the brokers, so why would an agent care where they work. Was that a similar question 40 years ago? When people wanted to show listings to other agents?
To tell you my slant, I'm for it. Tremendous time savings for Realtors, the power of an entire MLS to customize service. Clients will get better communication with web posted showings, etc. And, Realtors will have MORE time to Really personalize their service.
As a Broker, I find companies differentiate by personality, services the company offers, advertising, training, etc. My company wants education for our Realtors. And we're willing to share our expertise with other companies so ALL Realtors will be more professional. And I will benefit from industry improvements.
Does that lesson my differentiation? I don't think so. I advertise with my car. Lots of time getting the Website SEO'd and different. Bought a tent for Open House Parties. Sponsor a Radio program weekly called "Make a Difference Monday" that picks outstanding citizens and awards them weekly. We customized our CMA process so that every CMA is a full listing presentation for our Realtors. I simplified services for our Agents, the split is the split, everything else is included (printing, copies, phone, etc). Virtual tours are company sponsored and created. On and On.
Here's the Rub. As a Broker/Owner, I use IDX. Other companies do too. Other companies have Virtual tours, we put up signs, lock boxes, have open houses. So Standing out is more about creating out of the box. Doing what the next fella won't do. Early in my career, I painted, put up siding once, even gutters to get homes to close. I got lots of referrals. Because I cared, and people believe it. I still see those clients, because they remember. So as an agent, as a Broker Owner, I know what makes me different is: I'm not a salesman, I'm a peopleman. And as long as people are my focus, I will always be different then the next guy. I'll always find a new and different way to appeal to buyers and sellers because the market is always changing.
I won't be the same as everyone else just because I share the MLS, Showing service, or lock boxes.....
So why would a MLS board want to get involved in that? Because with a single service, a button could be place on the listing info. When you pull up a listing that your client wants to see, click the button and put down the showing time/date. They email you the appointment verification, and give you a map with your showings on it. Great time saver. Less phone calls for showing agents. What could be wrong with this?
I spoke to a broker who's company is not for such service. But his reason puzzled me. He said that He doesn't want the board selecting our supplier (I can understand that part) because he thinks that all brokerages will just become the same. All services would be identical for all the brokers, so why would an agent care where they work. Was that a similar question 40 years ago? When people wanted to show listings to other agents?
To tell you my slant, I'm for it. Tremendous time savings for Realtors, the power of an entire MLS to customize service. Clients will get better communication with web posted showings, etc. And, Realtors will have MORE time to Really personalize their service.
As a Broker, I find companies differentiate by personality, services the company offers, advertising, training, etc. My company wants education for our Realtors. And we're willing to share our expertise with other companies so ALL Realtors will be more professional. And I will benefit from industry improvements.
Does that lesson my differentiation? I don't think so. I advertise with my car. Lots of time getting the Website SEO'd and different. Bought a tent for Open House Parties. Sponsor a Radio program weekly called "Make a Difference Monday" that picks outstanding citizens and awards them weekly. We customized our CMA process so that every CMA is a full listing presentation for our Realtors. I simplified services for our Agents, the split is the split, everything else is included (printing, copies, phone, etc). Virtual tours are company sponsored and created. On and On.
Here's the Rub. As a Broker/Owner, I use IDX. Other companies do too. Other companies have Virtual tours, we put up signs, lock boxes, have open houses. So Standing out is more about creating out of the box. Doing what the next fella won't do. Early in my career, I painted, put up siding once, even gutters to get homes to close. I got lots of referrals. Because I cared, and people believe it. I still see those clients, because they remember. So as an agent, as a Broker Owner, I know what makes me different is: I'm not a salesman, I'm a peopleman. And as long as people are my focus, I will always be different then the next guy. I'll always find a new and different way to appeal to buyers and sellers because the market is always changing.
I won't be the same as everyone else just because I share the MLS, Showing service, or lock boxes.....
Wichita Kansas River Festival
We're rolling now. The weekends events were good (concerts esp.), and the weather looks good for tomorrow. I'm posting a link to the Page with tomorrow's events, http://www.wichitariverfestival.com/events4.cfm. But I want to comment on a couple of things.
The Bob Strubble Memorial Golf Tournament was named after a long time, very respected Realtor in the Wichita Kansas area. It's nice to see one of our own remembered each year.
2 events downtown for music lovers, and both free with your button. Gospel, and Opera. AND (if the river flow is down), golfers can chip a ball from the bank of the river into a floating cup! Can win a million dollars. Good Luck!!!
The Bob Strubble Memorial Golf Tournament was named after a long time, very respected Realtor in the Wichita Kansas area. It's nice to see one of our own remembered each year.
2 events downtown for music lovers, and both free with your button. Gospel, and Opera. AND (if the river flow is down), golfers can chip a ball from the bank of the river into a floating cup! Can win a million dollars. Good Luck!!!
Late 60 minutes 2 bits - God bless Free enterprise!!!
The 2 bit up there isn't a mistake. remember "shave and a haircut, 2 bits"? Wish that a quarter would go that far...
Having got that out of the way, let's talk reality. Free enterprise is good, for America, for Realtors. Bad service from a cut rate broker will make us look good. Good service from a cut rate will make us sharper. Competition does that everywhere. And we all know, most of us do charge 6%. I do, and I think I provide better service than a lot of guys up the street. And I better be ready to tell a seller or buyer what that is.
I've stayed in Red Roof inns, I've driven a Yugo (see previous post). Today I like Hyatt. I drive new cars. I eat well, and I go to Hawaii. About 6 million people visit Hawaii yearly. They pay thru the nose because they want a better vacation than traveling to _____________________ (put your own name in). We pay that for service, quality, originality, location, ideas, comfort.
Now, look at our business. Can I expose a listing online? Yep, can a seller? Yep, I can expose a lot of stuff online. But exposure doesn't get you in front of real buyers, really qualified, with all the virtual tours, real feed back, and more. Take each piece apart that you provide. Did a couple save $26,000? Yep. Was the seller terrified up to closing because she didn't believe it? We provide that piece of mind. We help with experience. Very few people I know bought their first car without help from mom, dad, etc. We provide that comfort.
So am I afraid the cut rate guy might take my buiz? Sure. But let them come. First time a buyer looses money to someone who is the "vice president of a bank in India..." You better believe people want to deal with a person. Online, or otherwise, my clients meet ME. They get to know who I am. Some people will always go the cut rate, some brokers will think that's a great way to go. Me, I struggle with the liability that I would have to hire lawyers and pay them lots to write the legalize I'd have to get clients to sign. Online.
Hey, speaking of Lawyers, anyone do an online divorce lately? If you did, do you have any money????
Having got that out of the way, let's talk reality. Free enterprise is good, for America, for Realtors. Bad service from a cut rate broker will make us look good. Good service from a cut rate will make us sharper. Competition does that everywhere. And we all know, most of us do charge 6%. I do, and I think I provide better service than a lot of guys up the street. And I better be ready to tell a seller or buyer what that is.
I've stayed in Red Roof inns, I've driven a Yugo (see previous post). Today I like Hyatt. I drive new cars. I eat well, and I go to Hawaii. About 6 million people visit Hawaii yearly. They pay thru the nose because they want a better vacation than traveling to _____________________ (put your own name in). We pay that for service, quality, originality, location, ideas, comfort.
Now, look at our business. Can I expose a listing online? Yep, can a seller? Yep, I can expose a lot of stuff online. But exposure doesn't get you in front of real buyers, really qualified, with all the virtual tours, real feed back, and more. Take each piece apart that you provide. Did a couple save $26,000? Yep. Was the seller terrified up to closing because she didn't believe it? We provide that piece of mind. We help with experience. Very few people I know bought their first car without help from mom, dad, etc. We provide that comfort.
So am I afraid the cut rate guy might take my buiz? Sure. But let them come. First time a buyer looses money to someone who is the "vice president of a bank in India..." You better believe people want to deal with a person. Online, or otherwise, my clients meet ME. They get to know who I am. Some people will always go the cut rate, some brokers will think that's a great way to go. Me, I struggle with the liability that I would have to hire lawyers and pay them lots to write the legalize I'd have to get clients to sign. Online.
Hey, speaking of Lawyers, anyone do an online divorce lately? If you did, do you have any money????
Wichita River Festival 2007
The River Festival ends tonight. For those who haven't heard of it, the Grand Finale is GREAT. The Wichita Symphony plays for an hour or better. Patty Austin is paying tribute to Ella Fitzgerald this year. Every year the show ends with the 1812 Oveture. The finish of that piece has Cannons from Fort Riley shooting off at the end. It's fantastic.
Then: Fireworks over the Arkansas (the river above). All of this is outdoors, and also simulcast on Radio. We've been blesses with one of the Greates Firework companies in the world call Wichita their home. Fireworks are alwas set to musice, and last 10 - 20 minutes. You don't have to go downtown (although it's always better), you can see this show from nearly anywhere in the city.
If you miss this year, you can see it next year!!!
Then: Fireworks over the Arkansas (the river above). All of this is outdoors, and also simulcast on Radio. We've been blesses with one of the Greates Firework companies in the world call Wichita their home. Fireworks are alwas set to musice, and last 10 - 20 minutes. You don't have to go downtown (although it's always better), you can see this show from nearly anywhere in the city.
If you miss this year, you can see it next year!!!
God is first, even outside Keller Williams!!
Normally, I wouldn't write about my Christianity in a forum like this, but I feel compelled after 2 very gross, nasty statements about Greensburg Kansas, Jerry Falwell, and someone's misguided Christianity hate beliefs on one of my blogs.
I once had a broker, jealous of KW's recruiting success, who said - "God first? Who are they kidding. We all know better than that". I chose not to comment (you had to be there). I'm somewhat jealous of KW's success, I wish I was doing better. I know people in KW, and from their actions, I know God isn't first in their business lives. I know others who do put God first.
I'm currently reading a book, "The Unshakable Kingdom, and the Unchanging Person" by E. Stanley Jones. He quotes a Hindu Chairman who said "If what he has just said isn't true, it doesn't matter, but if it is true, then nothing else matters". Dr. Jones had just addressed a crowd about The Kingdom and Jesus. He writes much in this book about how are world, bodies, thinking are all designed by God and work best when we stay in The Kingdom. When we violate the rules of God (insert Nature, Gravity, worship, dishonesty, or any other term you like), then our world doesn't work well. We get ulcers, we fall from high places, we worship money and have misery and less money, we're dishonest and lose friends and loved ones.
I write this because I believe the Sermon on the Mount tells us how to live in the Kingdom. It tells us how to be friends, spouses, Realtors, humans. It tells us how to live without ulcers, and to treat all humans.
An I say, even if your not a Christian (and therefore it would mean everything), treat others with the Values from the Sermon on the mount, and we wouldn't need a code of ethics. We wouldn't condemn others for their ways of thinking. We would accept the Poor and the Sick as being worthy of our attention, because they are worthy of God.
Dr. Jones talked to scientists, they said when the human body is angry or tense, hormones change, we get sick, pituitary glands do things. We're fighting The Kingdom, so we get ill. I could go on and on. Whatever your higher power, your religion, your study. You can make Heaven on Earth. Living honestly, peacefully, happy, and free - And still be a Realtor serving your client. When you've done that, your on the way to putting God first.
I once had a broker, jealous of KW's recruiting success, who said - "God first? Who are they kidding. We all know better than that". I chose not to comment (you had to be there). I'm somewhat jealous of KW's success, I wish I was doing better. I know people in KW, and from their actions, I know God isn't first in their business lives. I know others who do put God first.
I'm currently reading a book, "The Unshakable Kingdom, and the Unchanging Person" by E. Stanley Jones. He quotes a Hindu Chairman who said "If what he has just said isn't true, it doesn't matter, but if it is true, then nothing else matters". Dr. Jones had just addressed a crowd about The Kingdom and Jesus. He writes much in this book about how are world, bodies, thinking are all designed by God and work best when we stay in The Kingdom. When we violate the rules of God (insert Nature, Gravity, worship, dishonesty, or any other term you like), then our world doesn't work well. We get ulcers, we fall from high places, we worship money and have misery and less money, we're dishonest and lose friends and loved ones.
I write this because I believe the Sermon on the Mount tells us how to live in the Kingdom. It tells us how to be friends, spouses, Realtors, humans. It tells us how to live without ulcers, and to treat all humans.
An I say, even if your not a Christian (and therefore it would mean everything), treat others with the Values from the Sermon on the mount, and we wouldn't need a code of ethics. We wouldn't condemn others for their ways of thinking. We would accept the Poor and the Sick as being worthy of our attention, because they are worthy of God.
Dr. Jones talked to scientists, they said when the human body is angry or tense, hormones change, we get sick, pituitary glands do things. We're fighting The Kingdom, so we get ill. I could go on and on. Whatever your higher power, your religion, your study. You can make Heaven on Earth. Living honestly, peacefully, happy, and free - And still be a Realtor serving your client. When you've done that, your on the way to putting God first.
My Tech class review - 6 months makes a big difference!!
I'm teaching technology for Realtors tomorrow at our local board. You would think this would be easy? I read my outline from 6 months ago. OH BOY. Maybe I've learned more? Maybe a lot of technology is coming to the rank and file. I've made lots of adjustments.
First, the class is difficult because of age difference. Some "older" folks are just getting their first Cell phone. Next to them is the 20 something who can text faster than I can type. How do I keep the interest of one, without losing the other completely? With a good mix I guess.
First and foremost, they must all realize that no matter how good the tool, it's no good if you don't use it. I've spent 6 months automating my office. MLS integration to my back office, and to mailing just listed cards to the 100 closest addresses. Drip email that comes staight from my website so I don't even have to copy the names. Auto insert to newer search engines like Google Base, Trulia, oodle. But the key in these things was automation. Hands off and work is done.
Cost? How many free Realtor websites can I make in one night? Virtual tours that cost $125/year, unlimited, with branded and unbranded. Even free VT's. And do you invest in this, or go Video? Youtube is free, but quality is down. Blogs? Geez. I have my own, and I belong to 4 others. And I'm not trying very hard. Don't pay for any of them.
Coming tech? More click to talk, and IM communication with the buyers. Search by Map and Satellite pics for IDX (here, but mostly in larger markets), PC Tablets? Paperless? You bet, First American and FNIS are buying lots of things, so more integration will happen. RETS will open doors we've only dreamed of. But mostly - I think our clients are using and wanting more technology. We better deliver, in searches, our response time, in features that operate simply. They can text, but can they program?
And while our young crowd is changing.... well my mother is 72. Doesn't buy anything without a web search.
In hindsight, every thing I'll teach tomorrow was being developed, or starting about 6 months ago, but just look at how far we've come. So after all that....
What's the newest technology you just can't live without? So I'll have one last tidbit for tomorrow.
First, the class is difficult because of age difference. Some "older" folks are just getting their first Cell phone. Next to them is the 20 something who can text faster than I can type. How do I keep the interest of one, without losing the other completely? With a good mix I guess.
First and foremost, they must all realize that no matter how good the tool, it's no good if you don't use it. I've spent 6 months automating my office. MLS integration to my back office, and to mailing just listed cards to the 100 closest addresses. Drip email that comes staight from my website so I don't even have to copy the names. Auto insert to newer search engines like Google Base, Trulia, oodle. But the key in these things was automation. Hands off and work is done.
Cost? How many free Realtor websites can I make in one night? Virtual tours that cost $125/year, unlimited, with branded and unbranded. Even free VT's. And do you invest in this, or go Video? Youtube is free, but quality is down. Blogs? Geez. I have my own, and I belong to 4 others. And I'm not trying very hard. Don't pay for any of them.
Coming tech? More click to talk, and IM communication with the buyers. Search by Map and Satellite pics for IDX (here, but mostly in larger markets), PC Tablets? Paperless? You bet, First American and FNIS are buying lots of things, so more integration will happen. RETS will open doors we've only dreamed of. But mostly - I think our clients are using and wanting more technology. We better deliver, in searches, our response time, in features that operate simply. They can text, but can they program?
And while our young crowd is changing.... well my mother is 72. Doesn't buy anything without a web search.
In hindsight, every thing I'll teach tomorrow was being developed, or starting about 6 months ago, but just look at how far we've come. So after all that....
What's the newest technology you just can't live without? So I'll have one last tidbit for tomorrow.
Wichita Really is a Good place to live! Here's the proof...
Schools: Newsweek ranks the top High Schools in the US every year. 4 made the listin Kansas. 3 are in the Kansas City area. Wichita has the fourth school. Ranked at # 527 is East High school, old established school in the middle of Wichita, and home of the International Baccalaureate program. Tests showed more students preparing for College, and taking the exams than any other school in the area.
Next, according to the ERC (association for Workforce mobility) Wichita was named as the #2 Best medium sized city to raise a family in. Nice to hear, good school, good for families. But the ERC found another thing. Wichita is 51st out of 100 overall cities for Single People to relocate to. As you can imagine, good for singles and families is a tough balancing act. We seem to do it well.
Next, according to the ERC (association for Workforce mobility) Wichita was named as the #2 Best medium sized city to raise a family in. Nice to hear, good school, good for families. But the ERC found another thing. Wichita is 51st out of 100 overall cities for Single People to relocate to. As you can imagine, good for singles and families is a tough balancing act. We seem to do it well.
Agent Achieve - Lucero - First American - NEXT???
THANK GOODNESS!! Long conversation with Keith Hunter from Lucero/Market Linx. He is heading up Agent Achieve, which will integrate with Lucero, and they are all owned by First American. See where this is headed? I'm a Beta tester for the Lucero RETS connection. I get to load all the company listings into Lucero. My central hub for accounting, agents, contacts, and soon to be Web and marketing thru Agent Achieve. I can't wait.
My agents should love it too, integrated websites, contacts, follow up, tons of lead management. As the broker I get to make sure they take care of the Leads I'm entrusting them with. As an agent, they get a complete system that only they (and I) can see.
Keith tells me they will progress, and modules will be more affordable. Integration with First American will happen. I'll have full integration from one login. Not bouncing from this site, that accountant, this drip email, that lead generator. Plus, I can now track the leads FULLY to see what is producing.
A real all in one, that is VERY business like. Now I can get back to my job. Being a broker.
Bring it on Keith....
My agents should love it too, integrated websites, contacts, follow up, tons of lead management. As the broker I get to make sure they take care of the Leads I'm entrusting them with. As an agent, they get a complete system that only they (and I) can see.
Keith tells me they will progress, and modules will be more affordable. Integration with First American will happen. I'll have full integration from one login. Not bouncing from this site, that accountant, this drip email, that lead generator. Plus, I can now track the leads FULLY to see what is producing.
A real all in one, that is VERY business like. Now I can get back to my job. Being a broker.
Bring it on Keith....
Neat, Cheap Flash generator, for almost dummies
Ever hear of SwishZone? http://www.swishzone.com/. Product is called SwishMax, $99 dollars. Really. Lots of templates, built in stuff. Some free, some not. Lots of people build things that you can drop pictures in, buy templates (like http://www.mostertemplate.com/) that use swish. Really neat toy.
Yes - a photographer background helps, and a little website knowledge would be nice too. But really, considering you get flash? Or you can make self starting files for CD's
Just for fun, check out this page we're doing for a subdivision...
http://whyrealtyworld.com/sycamore_pond/test/lotmap.htm
Have fun!!
Yes - a photographer background helps, and a little website knowledge would be nice too. But really, considering you get flash? Or you can make self starting files for CD's
Just for fun, check out this page we're doing for a subdivision...
http://whyrealtyworld.com/sycamore_pond/test/lotmap.htm
Have fun!!
Answer email REALLY fast (and this is not Drip email...)
I've discovered a new toy (I love finding them really). I've looked at Blackberry, Treo, MS Mobile, and I keep getting gun shy, and wondering how long before I'll need PC tablet, and of course keep it running in the car until an email comes in. BECAUSE - - we have 1 hour (the Golden Hour) to respond to our clients emails.
My fingers are big, and I fumble text messages. The ones I get from some folks are so short, quipped, that I'm not sure they get the full meaning accross. So how better to communicate with my clients, quickly?
Voice Genesis (www.voicegenesis.com) is my answer, and I've reccomended it to my realtors. It works so slick, and it's CHEAP. I'm a Verizon user. I found this, and thought it sounded neat, but it started talking about downloading software on my phone. Made me nervous. I got un-nervous fast. Verizon offers it as a subscription, right from my phone (lots of carriers do, see above websit for the list). I pushed the buttons on the phone, was informed it would cost me $4.99/month on my Verizon bill. That's right, Four dollars and ninty nine cents. On the bill.
So, here is how it works. Billy Buyer emails you, cause he's having a meltdown over financing. Sends it to your normal buisness email. Voicegenesis checks your email every 15 minutes for new or changed entries. You get a text message saying you have new email. Hit a button on your phone, enter your code, and there are the new letters. You pick Billy's, and read it. Just like at the computer. Billy really is freakin, he needs calm, assured advice. So, you push 1 button, SPEAK into the phone, and then click send.... No texting, no looking at keyboards the size of a deck of cards.
On Billy's end, he gets an email. Clicks on it, hits the link, and see's your picture (or someone elses if you choose), and here's you calmly telling him that termites happen all the time, we'll get the house treated.
$4.99 per month, no set up fee. So software to load, nothing on your computer, and I get the luxury of talking (faster than typing), while not getting involved in a long coversation. Billy has an answer in no more than 15 to 20 minutes. And he thinks I'm one sharp cookie for sending such a high tech message.
Oh, Pod casts? Audio bloggers? Does that too. If you choose te be text messaged, you can be charged for that, and time on the phone counts for minutes. But I can send 5 emails in the time it takes to have 1 complete phone conversation.
I love this thing. Me and my SMALL phone. Easy... Every day.
My fingers are big, and I fumble text messages. The ones I get from some folks are so short, quipped, that I'm not sure they get the full meaning accross. So how better to communicate with my clients, quickly?
Voice Genesis (www.voicegenesis.com) is my answer, and I've reccomended it to my realtors. It works so slick, and it's CHEAP. I'm a Verizon user. I found this, and thought it sounded neat, but it started talking about downloading software on my phone. Made me nervous. I got un-nervous fast. Verizon offers it as a subscription, right from my phone (lots of carriers do, see above websit for the list). I pushed the buttons on the phone, was informed it would cost me $4.99/month on my Verizon bill. That's right, Four dollars and ninty nine cents. On the bill.
So, here is how it works. Billy Buyer emails you, cause he's having a meltdown over financing. Sends it to your normal buisness email. Voicegenesis checks your email every 15 minutes for new or changed entries. You get a text message saying you have new email. Hit a button on your phone, enter your code, and there are the new letters. You pick Billy's, and read it. Just like at the computer. Billy really is freakin, he needs calm, assured advice. So, you push 1 button, SPEAK into the phone, and then click send.... No texting, no looking at keyboards the size of a deck of cards.
On Billy's end, he gets an email. Clicks on it, hits the link, and see's your picture (or someone elses if you choose), and here's you calmly telling him that termites happen all the time, we'll get the house treated.
$4.99 per month, no set up fee. So software to load, nothing on your computer, and I get the luxury of talking (faster than typing), while not getting involved in a long coversation. Billy has an answer in no more than 15 to 20 minutes. And he thinks I'm one sharp cookie for sending such a high tech message.
Oh, Pod casts? Audio bloggers? Does that too. If you choose te be text messaged, you can be charged for that, and time on the phone counts for minutes. But I can send 5 emails in the time it takes to have 1 complete phone conversation.
I love this thing. Me and my SMALL phone. Easy... Every day.
SEO, the real thing! Where to spend your advertising dollars
I'm going to plug a company here. Tell you that up front. And it's not my company...
I've been designing websites for 7 years, I can use PHP, HTML, Flash, CSS, and more. I'm not great, but I get the job done. My wife is a writer (morning radio). I've read tons, watch the search engines, and more. I can get a site close. I can tell you what my word concentration is, what a good KEI is, an what my site's cloud looks like. And I can make a lot more money being a broker (recruting and training) when I pay for this service.
My wife is convinced the computer is my mistress. I spend all day at the office working on the site (so I'm not recruiting), then have the laptop at home Optimizing for 3-4 hours a day. I slowly rise, and I re-write, add, etc. I enjoy this, I like this, and it is a HUGE waste of my productive time.
I've spent the last week in conversation with Marilyn Walker at the Blackwater Consulting group. She is a very smart contact at http://www.compassinternetsystems.com/ . I found them thru Point 2 agent. She looked over my site, she searched what niche I could work on with less competition, made reccomendations, sent me advise. For free. FREE!!!
Now, she has earned my respect by offering something I was having trouble finding on my own. I knew how to check various search engines for average keyword searches. I know how to check the competition for those phrases (now, she helped me on that), she checked my competition in town to see why they would rank so high, and how we could fight it.
Now the fine print: Package price, they will optimize your site for 2 phrases. The will only sell a phrase 3 times in a market (so like one broker and 2 agents maybe?). 6 month committment. If in the first 6 months, you haven't sold a home from your site, they do another 6 months for free.
They also guaranty that your site will be on the front page of at least 2 of the 7 major search engines.
Now the prices she told me (this was thru Point to Agent, but I'm not sure they don't . . bend . . that rule sometimes) was $399 for the keyword phrasing and working it thru your site, + 6 months at $240 per month (first month due with the initial $399).
I can hear the groans. $1800 for 6 months? Well, yes. But if you don't have a home sell of the web in 6 months, then it's $1800 for 12 months. And if you're optimized well in 6 months, you may be able to maintain your site for another 6 months yourselves.
Look, 1 in 4 buyers found THE home they purchased on the net. According to NAR in 2006, here's the breakdown of where buyers First found the home they purchased(in order):
36% from a Real Estate Agent, but dropping from 50% in '97 (well, MLS advertising pays off...)
24% Internet search, rising 4-8% a years since '97, but same '05-'06
15% Yard Sign
8% friend or homebuild-builder agent
5% from Newspaper
3% directly from the sellers, or knew them
1% Home book, magazine, etc.
I'm not talking about things people used to advertise, I talking about what medium that they first found the home they purchased. Now, if you consider that 80% of all buyers used the internet to search for homes, 63% used yard signs, and only 55% looked in the paper, Where should you spend your money?????
I've been designing websites for 7 years, I can use PHP, HTML, Flash, CSS, and more. I'm not great, but I get the job done. My wife is a writer (morning radio). I've read tons, watch the search engines, and more. I can get a site close. I can tell you what my word concentration is, what a good KEI is, an what my site's cloud looks like. And I can make a lot more money being a broker (recruting and training) when I pay for this service.
My wife is convinced the computer is my mistress. I spend all day at the office working on the site (so I'm not recruiting), then have the laptop at home Optimizing for 3-4 hours a day. I slowly rise, and I re-write, add, etc. I enjoy this, I like this, and it is a HUGE waste of my productive time.
I've spent the last week in conversation with Marilyn Walker at the Blackwater Consulting group. She is a very smart contact at http://www.compassinternetsystems.com/ . I found them thru Point 2 agent. She looked over my site, she searched what niche I could work on with less competition, made reccomendations, sent me advise. For free. FREE!!!
Now, she has earned my respect by offering something I was having trouble finding on my own. I knew how to check various search engines for average keyword searches. I know how to check the competition for those phrases (now, she helped me on that), she checked my competition in town to see why they would rank so high, and how we could fight it.
Now the fine print: Package price, they will optimize your site for 2 phrases. The will only sell a phrase 3 times in a market (so like one broker and 2 agents maybe?). 6 month committment. If in the first 6 months, you haven't sold a home from your site, they do another 6 months for free.
They also guaranty that your site will be on the front page of at least 2 of the 7 major search engines.
Now the prices she told me (this was thru Point to Agent, but I'm not sure they don't . . bend . . that rule sometimes) was $399 for the keyword phrasing and working it thru your site, + 6 months at $240 per month (first month due with the initial $399).
I can hear the groans. $1800 for 6 months? Well, yes. But if you don't have a home sell of the web in 6 months, then it's $1800 for 12 months. And if you're optimized well in 6 months, you may be able to maintain your site for another 6 months yourselves.
Look, 1 in 4 buyers found THE home they purchased on the net. According to NAR in 2006, here's the breakdown of where buyers First found the home they purchased(in order):
36% from a Real Estate Agent, but dropping from 50% in '97 (well, MLS advertising pays off...)
24% Internet search, rising 4-8% a years since '97, but same '05-'06
15% Yard Sign
8% friend or homebuild-builder agent
5% from Newspaper
3% directly from the sellers, or knew them
1% Home book, magazine, etc.
I'm not talking about things people used to advertise, I talking about what medium that they first found the home they purchased. Now, if you consider that 80% of all buyers used the internet to search for homes, 63% used yard signs, and only 55% looked in the paper, Where should you spend your money?????
Google Gadgets real estate calendar!! Cool...
This is COOL: I wish I could show it here, but AR doesn't let me paste in Java I guess.
Real Etate Calendar links you to Google Gadgets for your website. I found lots of fun things there, like Asteroids and Pacman, but I found this useful link to. It brings up daily Real Estate trivia, yesterday was when the first Elevator was made, today is about first and second home-buyers. I WILL be putting this on my home page.
I say will, because my home page is editable by HTML, but the template doesn't support Java. If this language confuses you, don't let it. Try your HTML editor, and paste the script in verbatim where you want it. If it works, your provider supports Java. If it doesn't, you'll have to work a little harder.
My template is provided by Z57. I don't need to use a template, I can do most HTLM, and I use SwishZone to produce flash (see http://www.whyrealtyworld.com/for an example of my work if you want proof!!). But I found getting list high in the ranks, and being really SEO'd well was difficult for amateurs. So, After trying 3 other companies, and lots of research, I went with Z57. They offered the flexibility, customer service, and ongoing marketing support that I couldn't find anywhere else (without shelling out REAL MONEY - big time like $10K or more...). I have no doubt when I call Scott and Lilly at Z57 Monday, they'll help me figure out how to plant the Java without Framing. And if this term confuses you, then you should have pros helping you a lot.
One more Z57 plug, they are putting on a teleconference sales meeting for my agents next week. Free of course, to help them understand where we (as a brokerage) are heading with our website.
Back to the Google Gadgets for your Website. http://www.google.com/ig/directory?synd=open takes you there. Lots of fun things, games, news, data, All kinds of Really cool stuff to load your page with. I believe websites should have a Fun page. So I have Hawaii web cams, games, funny pictures, etc. See Greg's Fun Page if you want some examples...
PS- I wasn't going to post for a while. I was going to spend time reading and commenting. I found myself writing, then being set back in my place so to speak. This calendar was Just Too Cool!!
Real Etate Calendar links you to Google Gadgets for your website. I found lots of fun things there, like Asteroids and Pacman, but I found this useful link to. It brings up daily Real Estate trivia, yesterday was when the first Elevator was made, today is about first and second home-buyers. I WILL be putting this on my home page.
I say will, because my home page is editable by HTML, but the template doesn't support Java. If this language confuses you, don't let it. Try your HTML editor, and paste the script in verbatim where you want it. If it works, your provider supports Java. If it doesn't, you'll have to work a little harder.
My template is provided by Z57. I don't need to use a template, I can do most HTLM, and I use SwishZone to produce flash (see http://www.whyrealtyworld.com/for an example of my work if you want proof!!). But I found getting list high in the ranks, and being really SEO'd well was difficult for amateurs. So, After trying 3 other companies, and lots of research, I went with Z57. They offered the flexibility, customer service, and ongoing marketing support that I couldn't find anywhere else (without shelling out REAL MONEY - big time like $10K or more...). I have no doubt when I call Scott and Lilly at Z57 Monday, they'll help me figure out how to plant the Java without Framing. And if this term confuses you, then you should have pros helping you a lot.
One more Z57 plug, they are putting on a teleconference sales meeting for my agents next week. Free of course, to help them understand where we (as a brokerage) are heading with our website.
Back to the Google Gadgets for your Website. http://www.google.com/ig/directory?synd=open takes you there. Lots of fun things, games, news, data, All kinds of Really cool stuff to load your page with. I believe websites should have a Fun page. So I have Hawaii web cams, games, funny pictures, etc. See Greg's Fun Page if you want some examples...
PS- I wasn't going to post for a while. I was going to spend time reading and commenting. I found myself writing, then being set back in my place so to speak. This calendar was Just Too Cool!!
I like Z57 site, and all they're for Me, + Link U Realty
I'm a techy. My wife thinks a Laptop is permanently attached (she's threatened to by the computer a "Nighty". Most of my time has been spent working tho, so it's a good thing.
Z57 has been my template site of choice. It's been a long road to get here. I tried 3 different Template sites, and have designed my own template, flash, and some minor Java & PHP coding. I still have the site I designed for recruiting (www.whyrealtyworld.com) as well as others. So why would I look for a template? And what set them apart?
First, the home page and navigation. I believe the home page should have only a few choices for navigation. Z57 understands that, I can have up to 6, but no more on the front page. The buttons are text instead of pictures. The Text provides a stronger link that Pics, or Flash for the search engines. Fewer choices means the consumer won't get too confused on the outer page. Being that I'm a amateur page builder, I really use their HTML editor to insert the Code I want (inline frames, Picture hotlink mapping, and more) so that I get a well optimized, custom design feel. I chose not to do a flash opening for speed. Next, I REALLY like the InstaCompare feature. Talk about a true website service. Any one who hasn't seen it, should ask for a demo, or try mine (just make a note that you wanted to see what it was like). It works anywhere in the US, and provides great mapped data.
Next, I like that Z57 integrates fully with it's own drip email. Fully customizable Drip email. I upgraded to the package that let's me have my own campaigns, but the standard package let's you change their campaigns. With the upgrade, I can also use different templates for different campaigns. As a Broker, I love this feature. I handle the drip for the company, but can assign the leads to different agents.
Customer service is a biggie for me. I like REAL people to answer the phone when I call. I provide that service, and I expect it. I always talk to PEOPLE when I call. My sales Rep (the Lovely Lilly), her mentor (Scott Carlton), but even better, I have a web marketing coach assigned (Tommy). We talk, explore, suggest to each other, and track the results. Most other companies help design, but ongoing monitor? Wow. Fresh ideas that make sense, and return results. I love it
Customer service doesn't end with the phone, I need action on my suggestions. Within 4 days of my request, my photo's had "folders" that organized them, instead of a long list. This week they are putting Java script in the template for me so that I can have a live "Chat Support" feature. They are even exploring the company I found as a partner for their site. I asked for an easier way to submit to Craigslist, so they built me a template. I was running out of pages so they added more. I could go on...
Z57 also submits to Oodle, Trulia, and others (I understand Google base is in the works too).
I had 1 problem, their preferred IDX provider wouldn't come to my Market (650,000 population seems small for many IDX providers). I researched and found www.LinkURealty.com They make websites too, and we're a close second for me, but they haven't quite developed all the featurs Z57 had (tho they are working on them). They also will build IDX called First IDX. I've been quite pleased with their product, the mapping, speed, lead capture. They too have answered the phone when I call, even after hours. My IDX was delivered on time, has live search links, and they too will add some custom features with minor fees.
All in all, for a Template site, still customizable, and continued working for improvements, I couldn't be happier.
Z57 has been my template site of choice. It's been a long road to get here. I tried 3 different Template sites, and have designed my own template, flash, and some minor Java & PHP coding. I still have the site I designed for recruiting (www.whyrealtyworld.com) as well as others. So why would I look for a template? And what set them apart?
First, the home page and navigation. I believe the home page should have only a few choices for navigation. Z57 understands that, I can have up to 6, but no more on the front page. The buttons are text instead of pictures. The Text provides a stronger link that Pics, or Flash for the search engines. Fewer choices means the consumer won't get too confused on the outer page. Being that I'm a amateur page builder, I really use their HTML editor to insert the Code I want (inline frames, Picture hotlink mapping, and more) so that I get a well optimized, custom design feel. I chose not to do a flash opening for speed. Next, I REALLY like the InstaCompare feature. Talk about a true website service. Any one who hasn't seen it, should ask for a demo, or try mine (just make a note that you wanted to see what it was like). It works anywhere in the US, and provides great mapped data.
Next, I like that Z57 integrates fully with it's own drip email. Fully customizable Drip email. I upgraded to the package that let's me have my own campaigns, but the standard package let's you change their campaigns. With the upgrade, I can also use different templates for different campaigns. As a Broker, I love this feature. I handle the drip for the company, but can assign the leads to different agents.
Customer service is a biggie for me. I like REAL people to answer the phone when I call. I provide that service, and I expect it. I always talk to PEOPLE when I call. My sales Rep (the Lovely Lilly), her mentor (Scott Carlton), but even better, I have a web marketing coach assigned (Tommy). We talk, explore, suggest to each other, and track the results. Most other companies help design, but ongoing monitor? Wow. Fresh ideas that make sense, and return results. I love it
Customer service doesn't end with the phone, I need action on my suggestions. Within 4 days of my request, my photo's had "folders" that organized them, instead of a long list. This week they are putting Java script in the template for me so that I can have a live "Chat Support" feature. They are even exploring the company I found as a partner for their site. I asked for an easier way to submit to Craigslist, so they built me a template. I was running out of pages so they added more. I could go on...
Z57 also submits to Oodle, Trulia, and others (I understand Google base is in the works too).
I had 1 problem, their preferred IDX provider wouldn't come to my Market (650,000 population seems small for many IDX providers). I researched and found www.LinkURealty.com They make websites too, and we're a close second for me, but they haven't quite developed all the featurs Z57 had (tho they are working on them). They also will build IDX called First IDX. I've been quite pleased with their product, the mapping, speed, lead capture. They too have answered the phone when I call, even after hours. My IDX was delivered on time, has live search links, and they too will add some custom features with minor fees.
All in all, for a Template site, still customizable, and continued working for improvements, I couldn't be happier.
Live chat for your Website, CHEAP
After several bouts of "Click here for Live support" from many websites lately, I thought this could be a very good, well marketed idea for Realtors. Seemed simple, a Non-confrontational way to let consumers chat with a realtor, try to point them in the right direction, earn consumer trust, then try to capture contact info. I've researched many companies, and think I found the most cost effective for small companies. www.ProvideSupport.com. Many plans, but if you only have 1 agent on at a time, $35 for 3 months, plus a 10 day trial. Fully customizable templates & buttons, access from downloaded software or the internet. Let's you monitor pages consumers are on, and invite them to chat if you wish. When customer requests more info, you can ask for an email and send it to them.
Oh, 6 months is only $60 dollars. It allows you to "Push" websites to customers so you can navigate together, You can require what ever info up front before they can chat, or you can let them just start. I'm adding a standard script to the effect of "you MUST disclose if you are under contract to agent or to purchas" to help keep agency issues straight. They tell you how they can help realtors on their site, and how it would work for floor duty. each realtor can have their own profile, picture, and login. The plan is based on how many people are logged in at a time, not how many profiles you have. This helps brand your agents too.
I see this as the progression of floor duty. Quiet chat while at work, but allowing us to decide when to capture contact info before we run them away too fast. Oh, and $99 for a year. You can add more Logins, but for me, 1 agent on floor duty at a time should be enough. And now floor duty happens anywhere your agent has internet access. No one on duty? Button shows that chat isn't available at this time, but you can leave an email. Want to know what the Agent said? Transcripts emailed to ... Well who ever you want to monitor the session. Want to know where the customer is? World map shows where they are Computing from. Have bad spelling (like me?), built in spell checker. Seems to me a very cost effective way to manage floor time, with the modern twist.
www.realtyworldwichita.com
Oh, 6 months is only $60 dollars. It allows you to "Push" websites to customers so you can navigate together, You can require what ever info up front before they can chat, or you can let them just start. I'm adding a standard script to the effect of "you MUST disclose if you are under contract to agent or to purchas" to help keep agency issues straight. They tell you how they can help realtors on their site, and how it would work for floor duty. each realtor can have their own profile, picture, and login. The plan is based on how many people are logged in at a time, not how many profiles you have. This helps brand your agents too.
I see this as the progression of floor duty. Quiet chat while at work, but allowing us to decide when to capture contact info before we run them away too fast. Oh, and $99 for a year. You can add more Logins, but for me, 1 agent on floor duty at a time should be enough. And now floor duty happens anywhere your agent has internet access. No one on duty? Button shows that chat isn't available at this time, but you can leave an email. Want to know what the Agent said? Transcripts emailed to ... Well who ever you want to monitor the session. Want to know where the customer is? World map shows where they are Computing from. Have bad spelling (like me?), built in spell checker. Seems to me a very cost effective way to manage floor time, with the modern twist.
www.realtyworldwichita.com
Wichita Kansas is a Strange and Wonderfull Market
Wichita Kansas is a Strange and Wonderfull Market
I feel for all of you around the country in poor markets. I welcome all of you who are moving to Wichita Kansas, welcome to Midwest stability.
Our 12 month rolling average shows the market to be down almost 3%, but home values are up almost 5%. For the last 2 years our home values have risen 9%!
Our average price home 2 years ago was around $115,000, we're now up to $126,000. Average days on market last year was 62 days, this year it's 63 days. I guess you could say we've suffered a little with the rest of the country, but very little.
We didn't make big bucks while some parts of the US was on the roller coaster. We just keep rolling along at a very stable rate.
So what can you buy in Wichita (metro area) Kansas? For the upper end, $350,000 (yes, upper end) can get you a 1.5 story home, 2300 ft up, plus a full finish walk out basement on a lake. 3 car garage, lot size 150 x 90. Around $170 gets you 1500 sq ft ranch, 3 car, 75 x 120 lot, view out basement with no finish. These are NEW homes. In the resale, sizes will be comparible depending on location. Several communities here have homes in the very low $100's, new, around 1100 ft.
When you're comparing a different location, remember that salary is only as good as what you can buy. Housing (your most expensive investment) is as cheap here as anywhere else!
www.realtyworldwichita.com
I feel for all of you around the country in poor markets. I welcome all of you who are moving to Wichita Kansas, welcome to Midwest stability.
Our 12 month rolling average shows the market to be down almost 3%, but home values are up almost 5%. For the last 2 years our home values have risen 9%!
Our average price home 2 years ago was around $115,000, we're now up to $126,000. Average days on market last year was 62 days, this year it's 63 days. I guess you could say we've suffered a little with the rest of the country, but very little.
We didn't make big bucks while some parts of the US was on the roller coaster. We just keep rolling along at a very stable rate.
So what can you buy in Wichita (metro area) Kansas? For the upper end, $350,000 (yes, upper end) can get you a 1.5 story home, 2300 ft up, plus a full finish walk out basement on a lake. 3 car garage, lot size 150 x 90. Around $170 gets you 1500 sq ft ranch, 3 car, 75 x 120 lot, view out basement with no finish. These are NEW homes. In the resale, sizes will be comparible depending on location. Several communities here have homes in the very low $100's, new, around 1100 ft.
When you're comparing a different location, remember that salary is only as good as what you can buy. Housing (your most expensive investment) is as cheap here as anywhere else!
www.realtyworldwichita.com
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