Jean Hedren - Northwest Wisconsin

Buyers, a last minute showing cancellation is not appreciated. Perhaps you didn't mean to be thoughtless or rude. Perhaps you don't realize the efforts Realtors and sellers make to show you a property that's a very good match for you.

A new buyer lead contacted me on Friday, just two days ago, wanting to see a lake cabin in northwestern Wisconsin. For the most part, properties listed here during the winter months are ready to show. That means the access roads and driveways are plowed and kept open throughout the winter months. But not always. Sometimes the seller or even the listing agent will plow on demand.

This buyer wanted to see the property the next day (Saturday). I got right on it to book the showing. The listing agent

responded immediately by heading out to the property to plow the driveway.

Meanwhile, I had a few conversations with the buyer about the property. The lake front was described as high elevation. I said that side of the lake does typically have high elevation, and while I had not seen that property, I could guess there would be more than 50 steps to the lake. Buyer seemed to think that would be OK. He called back later on Friday afternoon to cancel the showing. His wife didn't like the height.

This was after the driveway had been plowed. The listing agent was very unhappy to learn the showing was cancelled, but understood that these things can happen. I called the buyer back to ask them to reconsider. Since the cabin, the lake, and the lot size were just what they were looking for, perhaps when they see the property in person they might get a better sense of the height and decide if it really was too high. They decided to come after all.

The driveway to the cabin happened to be very long and steep. It was obviously a huge job to plow. The listing agent spent his own personal time to make that showing possible.

Understand that it's our job; we are happy to do whatever it takes. Still, if the buyer could keep in mind that we are not just waiting by the phone for their call and ready to show a home at the snap of our fingers.

If only it could really be that easy.

Last Saturday, I showed my first time home buyer couple a home they are very interested in for the 2nd time. They invited both sets of parents. I was concerned about how the parents would behave, but they were all very supportive and stood back to let this be their kids' decision.

As we were wrapping up the showing, the buyers asked if they could call me later. Of course they could. About an hour later they called and asked to meet with me to do some paperwork. We agreed to meet at the restaurant they had just been having lunch with the parents. I was there in 15 minutes. When I arrived the parents were gone; it was just the buyers.

So, since it seemed they were eager, I got right down to the big question. What price would you like to offer? Without hesitation, they said $119,000. The asking price is $119,900. Essentially they wanted to make an offer at the asking price.

Knock me over with a feather! I stuttered, stumbled for a moment. Did I hear that correctly? This isn't going to be a low ball offer? The home has been on the market for 7 months. In my neighborhood, that's still a relatively short time. The price started at $143,900. The buyers figured if the sellers had come down that far, then they are very likely at break-even. They didn't want to insult the sellers. They wanted to make a fair offer.

They also understood that since the sellers had aggressively reduced the price and we're going into the Spring market, and the home is in a good location, and it's in good condition, they wanted to make an aggressive offer.

Their offer was accepted on Sunday as written.

Now, if only a few more buyers could think like this.

Want to enjoy your new NW Wisconsin lake home or cabin by April or May? Contact your Realtor to schedule showings now.

If your goal is to relax at the lake by this Spring, then now is really the time to come on up and start looking at those lake properties you've been saving online. If you would want to include a finance and inspection contingency in your offer to purchase, the normal timeline is 45 days from accepted offer to close.

I have several buyers who are patiently watching the MLS listings for an especially good deal. I’ve also been passing along listings that seem like a good fit. Sometimes buyers have been ready to move quickly, and that’s paid off.

Other buyers were busy with work and family commitments, and they needed to wait a couple weeks before we could schedule a showing. Sometimes that still works out. But on at least half a dozen occasions during the past few months, I’ve asked for a showing and learned that another buyer has just made an offer—in a couple of cases, an offer that’s already been accepted.

I recently closed on a property where my buyer was faced with a multiple offer situation. He got the property. Multiple offers have been very rare in Northwest Wisconsin during the past few years. Notice a pattern here???

I’m a Realtor, and of course you’d expect me to say that right now is a great time to buy. But the thing is, right now it really does make cents. Consumer confidence is up, we’ve been seeing some promising economic indicators, interest rates are still at historic lows we haven't seen since the days of avocado green and harvest gold appliances, and our Northwestern Wisconsin real estate market seems to be turning around. That’s good news for buyers and sellers alike.

Here are some tips to keep in mind during this transitional market. Even if our market here in NW WI isn’t white hot, it’s at least warming up enough so you’ll need to let go of certain assumptions that are no longer valid. If you find something you like and it’s a good value, don’t assume no one else has noticed it and come to a similar conclusion. Instead, please call me so we can schedule a showing now.

If we go take a look and you like what you see, don’t assume you’ll be able to think things over for two months before you take a second look. Someone else with similar tastes may have also seen this home or cabin for the bargain it is. By the time you’ve taken two more months to think it over, their moving van could already be backing up to the front door.

Finally, here’s one last bit of advice. Pursue perfection, but prioritize your wants and needs.

Now, how do you determine what sort of lake is right for you and what exactly is a bargain? That will depend on how you want to use the lake. If, for example, you want a level sandy beach for swimming, a large lake for waterskiing or jetskiing, or a small quiet lake that’s better for fishing and watching wildlife, the price tag will be significantly different. Not everyone wants or can afford that big chalet on a full recreation lake. There are other types of waterfront property that are affordable.

Large, Full Recreation Lake

A full recreational lake will have few, if any, restrictions by the DNR for usage. These lakes are large enough to use a speedboat or jetski. There’s plenty of lake to waterski. You can also fish, or simply go for a cruise on your pontoon or paddle about in a kayak or canoe. The size of the lake can be more than 400 acres and generally will be deep enough for good fish populations. The larger and deeper the lake, the more in demand it will be, and these lakeshore properties will have the highest price tags. It will be pretty tough to find that chalet with level sandy beach on a large lake priced less than $200,000.

Small Lake

If you are willing to settle for a smaller lake, the same home may come with a smaller price tag. Chances are the lake is going to be quieter. Lakes below a certain size (about 400 acres) just aren’t very interesting for jet skis and water skiers; they tend to see more pontoons, fishing boats, or canoes.

Some smaller lakes may have DNR restrictions like no motors or small boat motors only, and may have limited public access with a boat access for carry-in only watercraft. These lakes can be great for fishing, paddling, and swimming.

Environmental Lakes and Wetlands

Very small, shallow lakes can be wonderful for privacy but not great for recreation. These lakes will be ideal for watching birds and wildlife, and perhaps a little paddling around in a canoe or kayak. They may be great spots for duck hunting. A small lake will offer wonderful natural views at a significantly lower price than a full recreational lake.

Rivers

If the idea of watching the lazy river flowing by your livingroom window intrigues you, the same cabin or home will sell for less on a river than it would if it were on a lake.

Most rivers, especially smaller ones, won’t offer the same boating or recreational opportunities as a lake would. In some cases, you may be able to travel upstream or downstream in a fishing boat – or at least in a canoe or kayak. You may even find your own private fishing hole.

With some riverfront properties, the river may be too small or the current too swift. You’ll mainly just be able to sit and enjoy the river view. Still, if your waterfront is a small creek that you can see from your livingroom window, there’s something special about being near the water. It can also attract a lot of wildlife that you’ll be able to watch.

Lake View

Would you be satisfied with a view of the lake or river? A home with a view can be wonderfully satisfying without the high waterfront taxes.

When you decide the type of lake that’s just right for you, then you can prioritize the type of home or cabin that best suits your lifestyle and budget. If you are handy, there are bargains on good lakes that may need some fixing up. You can always remodel the bathroom or replace that pink carpeting in the guest bedroom. Know what matters most, and know what you want so you’ll be ready when you see it.

If buying your first lake home or cabin is your dream but you don’t exactly know where to start, I have a handy checklist to help you determine your ideal lake property. I’ll be glad to send it to you. And if you already have a pretty good idea of what you’re looking for in a home, cabin, or recreational property, give me a call now, it’s really a great time to buy.

Here’s a great source to find out more about the lakes in NW Wisconsin. Wisconsin DNR lakes directory.

NW Wisconsin real estate. Douglas County WI homes for sale. Washburn County WI homes for sale. Bayfield County WI homes for sale.

Looking for lake home or cabin in a particular location?

Lake homes and cabins for sale on the Minong Flowage, NW WI.

Visit my website www.JeanHedren.com to search by communities and many lakes in NW Wisconsin. Communities include Gordon, Wascott, Solon Springs, Barnes, Minong. Lakes include St Croix Lake, St Croix Flowage, Minong Flowage, Leader Lake, Whitefish Lake, Eau Claire Lakes.

Looking for lake home or cabin in a particular NW Wisconsin location?

Lake homes and cabins for sale in Solon Springs, WI.

Visit my website www.JeanHedren.com to search by communities and many lakes in NW Wisconsin. Communities include Gordon, Wascott, Solon Springs, Barnes, Minong. Lakes include St Croix Lake, St Croix Flowage, Minong Flowage, Leader Lake, Whitefish Lake, Eau Claire Lakes.