Sandra Paulow, Associate Broker, GRI

Good Evening Everyone,

Tonight's post is addressed to the sellers out there who are frustrated because their homes are not selling. Well today I came up with the magic formula, take 20% off whatever you want or think your home is worth and that is the price a buyer will be willing to pay for it. Oh, I can hear the moans and groans and the delete buttons going already. But hear me out please.

I was looking at the possibility of listing a property for someone today. This individual had already told me where he wanted to price the property. I thought is sounded a little high but rather than just discourage him up front, I wanted to run the comps before we met. This individual honestly thought he was right where he should be at the price he wanted. Well, if we were in normal market with normal appreciation rates the price probably would have been good. But today that price was just about 20% higher than the comps showed the selling price would probably be. In today's marketplace there is no such thing as a normal market. Nothing relating to Real Estate is NORMAL anymore and whatever you think Real Estate ought to be just doesn't hold in today's market. The old rules of the game just don't apply anymore.

What I am saying here is that you really need to listen when your agent tells you what your home will sell for. We are not talking LIST PRICE here, we are talking SELLING PRICE! If your market is down 10% than that is where you need to be if you want your home to sell. If it is down 30%, that is where you need to be.

Today's buyers are making their offers based on research they have already done or that they ask their buyer's agent to do on their behalf. If they make you an offer, that is the offer, and that is the price they are willing to pay for the property. You have two choices, accept it or not. If you don't accept it than that buyer is probably going to move on down the road to their second choice and it could be months or in some cases years before you see another offer.

It is a tough market for sellers right now because buyers are scarce and they are very reluctant buyers too. They have heard all the reports, they don't know, any more than I do, what the market is going to do in the future. They simply will not overpay for a property. If they are getting a loan they can't even if they want to, because the appraisal will tell the story. Many a sale has gone sideways this year because the appraisal didn't support the agreed on price. Sellers didn't want to come down to the appraised value and buyers just can't or won't go up. Buyers are very cautious and they will only move on a property that is at or below the comps in the area.

One more little point that is a little off the track but that you need to know. Sales are taking a LONG TIME to close. There is no sense in pressuring your buyer to a 30 day closing because unless it is a cash sale, it isn't going to happen. Lenders are very slow to move on anything these days and they are underwriting loans, re-underwriting, and underwriting them again. They are questioning appraisals and asking for second appraisals and desk appraisals before they will give final approval on a loan. In today's market being smart and patient are the keys to a successful sale. I hope you found this post helpful.

OL' MAN WINTER SHOWED HIS FACE TODAY IN THE WHITE MOUNTAINS. IT IS A LITTLE EARLY BUT IT IS GOOD NEWS BECAUSE WE REALLY NEEDED THE MOISTURE. There have been several wild fires burning in our area for a while. This time of year tends to be dry and windy and that doesn't help the firefighters on the lines. So if we can't get rain, snow is almost as good. Just a little early for it to be quite so cold.

What does snow mean to us? It means ski season is on it's way and with it our winter visitors. It is hard to believe that 2009 is almost over and we are already approaching the Holiday Season. I'm not ready for it, my mind keeps telling me that it can't possibly be the end of the year already but it it.

We are all just hoping for a nice snow season because it brings in those visitors and with the economy the way it is this year, our locals need all the business they can get.

Anyway, for all you southerners and flatlanders I thought you might like to see what snow looks like. It is cold and white.

Have a great evening.

sjp

Good Afternoon Everyone,

In honor of the fall season in the White Mountains I decided to use some real fall colors for my post today.

Yes, this photo really is of the White Mountains in the area over near Greer,AZ. It was taken a couple of years ago at the height of the "color" season.

It is that time of year again and when we passed through that way a couple of weekends ago, the colors were already showing and it promised to be a glorious year for color in the high country. If haven't visited the White Mountains recently, this is a great time to do it.

Warm & sunny days to envy and cool crisp nights to relax and enjoy a cozy fire or a night out at one of the local restaurants.

So come on up and take a drive over toward the Sunrise Ski Area and take advantage of the magnificent nature show. This weekend is the Winter White Out Sale in anticipation of the ski season that is just around the corner. Take a lift ride and enjoy the colors around you.

This is my favorite season of the year and I'm sure you will find it to be yours as well.

See You Soon!

Sandra & Bruce Paulow, Your High Country REALTORS®

Good Evening Everyone,

You will note that there isn't any big company logo at the top of tonight's post and that is because this post has absolutely nothing to do with Real Estate.

I had a very shocking email today and it brought me face to face with the reality that nothing is certain in this life. A very dear friend of mine wrote me today to tell me that her husband passed away very suddenly over the weekend. He went outside to do a little yard work and they found him later gone. They believe he had a heart attack.

It also brought home the fact that while we all feel we are indestructable, we aren't. When we are called home, we go, no matter where we are or what we are doing. Things like this bring home the fact that mortality applies to every one of us, none of us are immune.

So tonight, just to remember what is really really important in life, go up to those you love, give them a great big hug and kiss and tell them you love them, because you might just not get another chance. Life is fleeting and it can be taken away very quickly.

Life is Short so live it to the fullest and in the best way you know how.

Have a good evening Everyone,

Sandie & Bruce Paulow

I love the Real Estate Business, I really do. But I have to say that while I used to love to show property to prospective buyers knowing that sooner or later we would find the one they want and we'd get our offer on the table and the next thing you knew they were happy homeowners today's market is so different. Buyers have no sense of urgency and I find myself feeling more and more like an unpaid tour guide than a Real Estate Agent. In today's market you can show and show, even show the same properties over and over again, and still, the buyers are reluctant to make a choice. I suppose it is because they figure since a property has been on the market for months and months that it is still going to be there next week or next month. What they seem to have forgotten is it only takes one buyer to move more quickly than they do for that property they really want to disappear forever. I can't tell you how many times this summer I have had a buyer who really liked a property finally decide to make an offer, only to find out it went in to escrow yesterday. They are disappointed and angry and there is absolutely nothing that I can do about it other than to start anew.

Buyers, if you are reading this, you need to understand that just because a property has been on the market for a year and a half, it only takes one buyer for it to be gone. That is happening more and more and you have to understand that if you want it, you need to make a move on it. Remember there are hundreds and even thousands of agents out there working your marketplace. How likely do you think it is that at least one of them has a buyer who is also going to like the property you want? Pretty likely I'd say, and even in this market where there seems to be an overabundance of property for sale, there is only one that is going to suit you. Anything else you find is going to be your second choice so remember the old saying, even in these times and these market conditions, if you snooze you very well could lose!

Have a great Weekend everyone.