Rogers, AR

I was recently showing some very upscale homes in the Pinnacle Hills area to a nice couple relocating to Northwest Arkansas from San Francisco. We looked at a heap of homes over Saturday and Sunday and finally found them the perfect house they could call home. One thing kept bugging me as we viewed home after home in Pinnacle Hills, Shadow Valley, and a number of other upscale neighborhoods in Rogers and Bentonville . . . how the homes showed! I hope no one takes offence, but someone needs to be taught how to stage a home prior to a showing. These are half million to million dollar homes in the nicest neighborhoods in Northwest Arkansas and most of them have major polish problems almost to the point of being ‘cliche’. Out of 18 homes we viewed over the two day home show marathon, only about a third of them were occupied. Most of the unoccupied homes were dusty, dirty, and generally unfit to show to a high end buyer.The occupied homes were definitely cleaner but they had some problems. I’m going to focus on the occupied homes here but just wait unoccupied homes, your time, it is a-comin’.

Here are the problems I saw and how they could easily be rectified . . .

Fragrant smells in the Home.

One home we viewed had 14 (I counted) fragrant candles burning when we arrived. The wall of perfumed air waifed over us like a crashing tsunami. We went ahead and looked at the home. It had a nice split floor plan with an updated kitchen and a rather strange office/study/library/dining room combination. It was tastefully decorated in a sort of New England fashion. It also had terribly dirty carpet. It looked like a cat had a fight with the carpet and won. The only reason I remember anything about it is because I wrote down some key features as we raced through the rooms on our quest to escape the pungent mix of aromas. Of course, I understand why they lit 14 candles. The cat (or some wild beast) probably urinated all over the carpet causing the unpleasant “Cat P*$&” odor. How about Febreeze? Stanley Steemer? Spot Shot? Anything ring a bell? Ultimately, the carpet is going to have to be replaced so why not get it out of the way so the home will show better? Strong smells are a complete no-no when polishing your home for a showing. Bake a batch of cookies. Spray a little air freshener. Make a pie. Don’t burn your house down with aromatic candles.

Pets can be a mixed bag.

I recently listed a property that was home to a small pet deer (one of the little baby ones with the spots). The owners generally let it roam free in the back yard. It’s not like the thing is dangerous or imposing. Actually, it’s adorable. Still, I have had a number of potential buyers list the pet deer as one of the ‘things’ they didn’t like about the house. They do know the deer doesn’t come with the house, right? Other buyers were so in love with the deer I think they forgot what the house even looked like.

Going back to my buyers from San Francisco, they have a dog. They love dogs. Unfortunately, not all dogs love strangers in their home. This happened to us exactly three times on the Saturday and Sunday we were looking at luxury homes. I can even name off the breeds: Bulldog, Yorkshire Terrier, and Bull Mastiff (yeah, I’m serious). These were three unfriendly encounters that made it very difficult to show and focus on the properties we were viewing. I know it’s a pain but put up your animals. It’s hard to focus on the beautiful granite counter-tops when fido is in the laundry room baying like a bloodhound on the scent of a coon(that’s raccoon, yeah, this is Arkansas).

Use common sense.

Polishing a home before a showing is not a grand mystery of real estate. Pick things up, keep the home uncluttered and a little less ‘personalized’, use brighter lights, vacuum and sweep regularly, these are all common sense things that everyone should do to make any home show better. If you’re home has an eyesore or problem area, consider fixing them before they are brought to your attention by today’s well informed and ‘out for blood’ buyers. We know it’s a buyer’s market. Don’t give them an excuse to give you a lowball offer or demand unreasonable concessions. Know what your home is worth and be proud to show off it’s strengths. Downplay any weaknesses without concealing them as that is quite illegal and against the Realtor Code of Ethics. Keep a look out for more ‘polishing tips’ in the future or contact me to get my complete Showing Checklist for Home Sellers. Your wallet will thank you.

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Polishing your Home Before a Showing . . . the Right Way

<!-- END ODIOGO LISTEN BUTTON v2.5.6 (WP) --> Whenever a resident of Northwest Arkansas thinks of a subdivision with the finest luxury homes and amenities, they think of Pinnacle Subdivision and Country Club in Rogers. Pinnacle is Northwest Arkansas’ premier gated golf community providing security, comfort, and entertainment for anyone that is willing to pay the upscale price.

Pinnacle Subdivision

Pinnacle is located just off interstate 540 on Exit 82. Head west through the roundabout and you will find yourself at the main gate of Pinnacle Country Club. The fountains, manicured grounds, and guardhouse should give you an idea of what you can expect inside. There are approximately 600 lots on 540 acres of rolling Arkansas countryside withing the gates at Pinnacle. There are a number of lots and homes available for sale in the subdivision with prices ranging from $102,500 up to $270,000 for lots around an acre in size. Home prices currently range from $233,000 for patio homes and condos up to several million for large estate homes. Prices per square foot range from the high $120’s/ft. up to over $300/ft.

Pinnacle Country Club Amenities

• Full service championship golf coursedesigned by Don Sechrest with full time golf professional. Pinnacle Country Club hosts the P&G Beauty NWA LPGA Championship yearly.
• Full service restaurant and club services including formal and casual dining, locker room, and spa facilities, and major club events.
• Award-winning tennis facility with lighted clay and hard courts, certified teaching professionals, and programs for players of all ages and skill levels.
• Swimming facility with certified lifeguards on duty at all times and a full snack bar. Swimming lessons are available as well.

Security and Membership

• Membership is available to homeowner both inside and outside the Pinnacle gates in the form of Social, Tennis, and Golf membership. Contact me for details and prices regarding club membership.
• Security and Property Owner Association fees add up to $1,096 per year with the POA fee coming to only $232 annually.
• Security provides twenty-four hour monitoring and patrolling of the grounds, security and safety inspections for homeowners, alarm system monitoring, house watch services, as well as emergency and first aid service.

Pinnacle Country Club provides a destination for luxury lifestyle living that is hard to find anywhere else. The people, the events, the facilities, and amenities all combine to create a safe sanctuary. It’s a place you can call home. To find out more about Pinnacle, it’s amenities and home prices, contact me and keep an eye out for additional articles about Pinnacle and it’s residents.

Are you a resident of Pinnacle? Readers would love to hear what life is like for you and your family at Pinnacle. Please take the time to make a comment about your experience.

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Pinnacle Subdivision and Country Club of Rogers is NWA Luxury Gated Golf Community

There are lots of reasons to get the home you are buying inspected. There are very few reasons not to get a home inspection. The issue of ‘We don't have the money' doesn't count because you shouldn't be buying the house if you don't have a few hundred extra dollars to spend on something important like a home inspection. Most other reasons are similarly flawed. Here's some reasons you'll be real happy you did...

Reason #1: Husband can save himself alot of work...

Why would you spend your hard earned money on an inspector that finds things wrong with your soon to be abode? Because it will save you a boatload of work and honey-dos. An inspector gives you a report on all their findings from the foundation to the roof and everything in between. Face it, your wife's probably going to find all these problems sooner or later anyway. Why not get an inspection and let the old owners go ahead and fix everything for you before you move in. That leaves Sundays open to your own devices - football, friends, family, golf, naps. Let your imagination run wild.

Reason #2: Wife can save the prodding and nagging and move into a fully functional home from the get-go.

Ladies. If your husband doesn't have any honey-dos on the list this weekend make him watch a girl movie, cook you dinner, or plan a game night with family and friends in your new house. You can't let him get soft without a bunch of housework to do. Plus, you don't have to worry about that drywall crack in the ceiling in the living room or the draft that used to come through the back door, because you had your home inspected before you bought it. Smart. Very Smart.

Reason #3: Husband and Wife get a house that they know is a solid home without hidden problems and dangers.

When you get a home inspection, you aren't just looking for cracks in the walls, doors that don't shut tightly, or other cosmetic problems. You are looking for leaks, mold, dry rot, foundation problems, radon gas, and a host of other things that only a professionally trained inspector can spot. When you get an inspection, you can be assured your home will be safe for you and your family from the day you move in.

Besides all the obvious reasons, how does this help your marriage? Home buying is somewhat stressful at the best of times. Anything that can help alleviate stress, fear, and confrontation is a great thing. So get a home inspection. Use a good buyer's agent. Stay informed. You'll be happy you did. Contact me if you want a short list of great inspectors in Northwest Arkansas.

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3 Reasons a Good Home Inspector will Help Your Marriage when Buying a House

Closing escrow on a your new home is the final curve in a long and winding road to home ownership. By this point, most buyers are kind of like seniors in college - a little nervous about the last few days, kind of sick of the whole process, but basically just ready to get it over with and get on with life. Here are a few things that help everything go more smoothly and make closing escrow easier than babysitting. Heck, let's make it fun by putting closing tips together with babysitting tips. That way we'll change two babies with one diaper *snicker*.

Know what to expect going into it.

This applies for your home closing and babysitting. If you are about to babysit a two year old, it's much different than babysitting a twelve year old. You'll have to plan accordingly. The same goes for closing. If you are closing a primary residential property it's one thing. If you are doing a 1031 tax exchange on commercial property that is currently leased and has an assumable loan, that's something different entirely. Get your head prepared for the situation in front of you. Let's assume it's a pretty easy babysitting gig, a.k.a. a primary residence, residential closing.

Identify yourself!

Most babysitters are friends or family members but some come from a friend of a friend or a service. These sitters need some ID right? It's sort of the same with closing escrow. Bring two forms of ID - your driver's licence and something else like a social security card. If you want to really play it silly safe, bring three. Title companies and lenders need to know you are who you say you are when signing official documents.

You probably need some money.

Babysitters may get stuck with cheap parents that won't spring for pizza. Bring yourself some dough (cash, not pizza dough). With regard to closing your property, don't bring cash, they generally won't take it. Your Realtor should get a HUD-1 before closing. This explains all the expenses in detail so you know how much money is not covered by the seller or by your lender. You take that number and get a wire transfer the morning of your closing or bring a cashier's check. FYI, title companies don't take personal checks. Although, I have seen some take a check under $500.00 to cover unexpected costs that were agreed upon at the closing table.

Stretch ahead of time and keep some perspective.

Babysitting may be a little unnerving at times, but if you like kids, it can be a load of fun. Same thing with closing day. You and your family are starting a new life in a new home. Look at closing as the first day of a great adventure. Okay, so that's not just like babysitting but I drew as many parallels as I could. With babysitting, I'd stretch everything, with closing, I'd just stretch my signing hand. Happy closing/sitting!

Have questions about the home buying process? Check out the buying a home category of my site to learn much more about the whole process. Or just contact me and let me worry about most of it for you!

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Why Going to Closing is Easier than Babysitting

2008. What a year! Alot has happened in the housing market and around the world. While most areas continue to suffer, the Northwest Arkansas Housing Market has faired better than the rest in terms of home values, sales, and foreclosure rates. Whether you are buying a home, selling your home, or you just want to know what the market is doing - this is downright informative stuff.

A couple of things to keep in mind. The following market report is for Residential housing in Benton and Washington Counties. While MLS (multiple listing service) data is deemed reliable, it is not 100% accurate so this market snapshot comes with a disclaimer. It is here to assist you in making informed housing decisions based on the market data we have available.

As you can see by the average days on market and price per foot graph above...the previous 4 years have seen a gradual increase in average days on market as inventories increase and demand for housing decreases. There has also been a gradual drop (after 2005) of the average price per square foot. Please notice the difference between 2007 and 2008 - from $99.95 to $92.50 is a decrease of 7.45% in average price per square foot. This is only an average and is not necessarily and indicator that homes are worth this percentage less in your neighborhood.

Let's take a look at the actual number of sold listings in Benton and Washington Counties...

We know that 2006 is when home sales and pricing began to slow/drop. We can see that the average still went up between 2005 and 2006. The telling number is the drop from an average home price of $187,810 in 2007 to $179,832 in 2008. That is a drop of 4.25% from 2007 to 2008. Remember that this is the actual price that home sold for, not list price. It also does not include any incentives or concessions offered by the sellers (of which there were many more in 2008 than 2007. All in all, 4.25% is not a huge drop when you consider everything going on in 2008. It looks like Northwest Arkansas was a good place to buy after all.

Let's look at a graph of 2008's sale prices month by month...

This graph gives us a breakdown of the average home prices in Benton and Washington counties for each month of 2008. While prices fluctuate somewhat, a linear trendline shows that the average home price in Northwest Arkansas dropped significantly in 2008 from the 190's to the 170's and lower. This approximately equates to a 10% drop in the average value of homes in Northwest Arkansas. Before you run off thinking your home is worth 10% less today than it was a year ago there are some things you need to know:

• Northwest Arkansas has highly localized markets - there are even pockets in NWA where homes have increased in value year over year.
• Foreclosures currently make up a large percentage of sales - these home are generally priced to move and may even be sold significantly below normal market value...these sales drive average home prices down and skew results.

As I always say...keep this in perspective. Yes, average home prices are down and home sales are down. Some areas in Northwest Arkansas are up a little, some are down double digits. Our market is nothing like many major metropolitan areas when home prices are down 30-50% for the year. Please keep that in mind and have a big sign of relief. I believe the worst in the housing market is over but the next few months will tell the tale.

Just do it!

If you are considering buying a home....buy it. You won't find a better time with better rates in the next decade. If you are considering selling your home....sell it. If you've bought smart and built equity, you should have no problems coming out fine in the transaction. Will you make a boat load of money, probably not....will you mae it up on your next home....probably so. If you want to move or need to move, move. With more and more people realizing there's deals to be had, inventories are going down, and God willing, prices are stabilizing and beginning the climb back up.

If you would like to know exactly what you home is worth in this market to make informed decisions, please don't hesitate to contact me or another Realtor you trust to prepare a detailed market analysis for your home.

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Northwest Arkansas Housing Market Report for 2008