Connie Goodrich, CRS (McKinney Realtor) Texas

Raspberries to the sellers who believe that sources that have never viewed their home has accurate values. I'm referring to the Appraisal District, Zillow, and other entities that pull comparables and assign an average for the home. When I visit a seller I usually approach it in a two step process. An appointment to view the home first and a second appointment to thoughtfully go over the analysis. I am a certified appraiser so I do spend a lot of time looking over many factors and comparable sales as well as active listing information. After going over the data I sometimes come across a seller who feels that the Appraisal District, etc value is more on target. Of course the value reflected is higher so it is a bases they would like their value to reflect. I explain the process and how these entities use a price per foot that the data they draw from may be very dated, etc.

The reliance of value from Zillow and other like sources can also be used by buyers as their reference as to what a property is worth. In this scenario the value is usually substantially understated as the entity has no clue as to the condition of update and other factors such as superior builder, quality. I struggle with this as well and usually end up giving my comparable analysis to the agent to share with buyers because they do not know how to value properties. In this instance it is a shame that a professional does not learn how to properly determine value. Too much reliance on MLS generated CMAs which is not individualized for the home but is a reflection of averages is being used as a bases for opinion.

Frustrations result when outside computer generated sources spit out a value for a home and the facts of why this is improper is ignored. Can it be that pushing a button for a value is just easy? Doesn't it make sense that a well researched thoughtful analysis yields superior information? Just a pet peeve and one that I artfully have learned to address but still is frustrating.

As a listing agent, when I negotiate a contract on an occupied home, I am usually faced with the question of possession of home in relationship to the close date. I generally find out upfront the needs of the buyer so I can visit with the seller in regards to why they have the possession time as they have presented. My dilemma is when possession is at close and the risk that is involved. There is a risk to the seller that the home may not close on time and they have all packed up, utilities scheduled to be turned off, etc and then a delay of close. Thank goodness I have never had one that at this stage of the process did not close. The risk to the buyer if the seller does not move out is the condition of the property and how it will be left. Will there be discoveries on areas that were obstructed by furniture/items that may need attention and negotiated prior to close if the buyer could view the home vacant. There are also possible fears that the seller will not be out when agreed thereby causing issues with the buyer's possession and arrangements to move in. Risks on both sides of the fence.

As far as my thoughts about possession at close and seller having a short grace period to move out after close, I truly am on the fence. What I do is visit with my client regarding the risks to both sides and let them make a choice of how important this is for them. I stay out of recommendations but work hard to present the side my client wishes to happen.

Any thoughts?

My home is across from a park and an elementary school. On Friday, the last day of school before the Christmas break, lots of parents parked their cars on both sides of the street and down the block as they went to celebrate at parties, etc. Well it just so happens for some reason the trash pick up that normally occurs on Thursday was a day late and they tried to come make their pickup on Friday. Good luck trying that as a garbage truck had no prayer of getting through so they skipped my home and others on the street. Knowing that we would have Christmas events at our home this week, we were concerned about a full trash receptacle and no room for the "new". We called and were told that missed trash pick up would be for Monday. Feeling relieved we put our cans up waiting till Monday. Then not minutes later we hear the truck come by as they were making a sweep on Saturday for the street they missed. Great ... we missed our chance. No pick up. Well, we will deal with that but it reminded me of a saying a friend of mine use to have as he was making the dating scene. He would get himself involved with church groups, varied associations and hoped to meet that special someone through those events. He said "if you don't take out the trash, it won't get picked up." In reflection, the same applies to marketing yourself, if you don't put it out, no one will see it and you won't get the opportunity. So I am planning to put out the trash (much more refined marketing pieces) for next year on my business plan.

I have been invited to visit with some people regarding their possible transfer. I visited the home on a preliminary visit to take notes and become aware of the finishes/amenities. During this initial walk through, the owner threw out a question and I must admit that I was on the fence on what to respond. I was honest and said that I could go either way with my thoughts and would pass this by some others to see if they had any strong input. So I come to you for just that.

The home is beautiful quality and has six bedrooms and a study. It has 3 living areas but no media room. The living areas are not conducive for a media room set up. The owner being sensitive to the current draw for media rooms asked if they should turn a sixth bedroom that is a little isolated into a media room. They were thinking of putting down fun media room type carpet, getting a larger flat screen which they would use in their future home as well and paint the room a dark color.

Having 6 bedrooms plus a study is a large home but could be a draw for those with a large family. If they did a media room, I would highly suggest that they go a little further with heavy drapes to darken the windows and even dress up the walls with theater lights, etc. I also said a very visible note could be posted telling the buyer potentials that this room could also serve as a great media room area. Multiple use opportunity.

Your thoughts. The home is in McKinney and is in a great neighborhood.