Saturday May 2, 2009, is the ANNUAL MILTON DELAWARE YARD SALE.
You will find everything from quality antiques to garden items, children's toys, books and more. It's one of the best yard sales and everyone I know in town has been getting ready all week long.
We usually participate, but this year I will be working with real estate clients who are looking to move to Milton. It's a great town in which to live and this is a wonderful time of year to come and see for yourself.
Sunday, May 3, 2009 - FIRST SUNDAY - TOWN-WIDE OPEN HOUSE - 12 NOON - 3 PM!
On the first Sunday of every month, homes for sale in Milton, Delaware will be open from 12 noon until 3 pm. Milton is a great town in which to spend a Sunday in the spring. Our antique shops are open, the parks are full of budding trees and there's good fishing on Wagamon's Pond. If you would like more information about the homes open this Sunday, please call Kathy at 302-542-1203 or start with this home at -
422 Chestnut Street, Milton, Delaware
We'll be happy to tell you about all the homes for sale in Milton and there are some very nice ones right now!
I was just following and commenting on the excellent discussion about Dual Agency as a result of a featured Blog by Connie Goodrich from Keller Williams in McKinney, Texas, and it got me thinking about another aspect of this challenging time in real estate - FSBOs.
In the past, I was against showing a FSBO. The process of calling a Seller and inquiring whether they would be willing to pay a commission if I produced a willing and able Buyer was not comfortable. It made me feel like I was a child again asking my Father for a raise in my allowance. The answer was always NO!
Right now, I am working with a Buyer Client that has very specific criteria. She is relocating to the town in which I live and there is a home down the street currently listed for sale by owner. The home was listed with an agent previously, I showed it several times last year and I know it is the type of home she is looking for. I have met the seller several times, so I called and he said he would pay me the same commission he had told other agents he would pay. I told him that was fine, but the way I would show his home is with a signed "One-Time Showing Agreement", a simple one page document that states the commission he would pay for a successfully negotiated contract acceptable to both sides. It also clearly states that I would represent the Buyer.
Now there is a second situation that has arisen. I was contacted by someone the other day regarding a new listing in the same town. In speaking with this seller and checking the MLS, I learned that she has been listed on and off with 4 other real estate agents from different firms over the past 3 years. I have been to her home for previous Broker's Open Houses but I have only shown it a few times several years ago.
How is this relevant to the story I began with? I would also like to show this house to my Buyer Client. It just might be the right one for her.
BUT, I don't want to get caught in a Dual Agency situation in this particular case.
WHY?I first met this buyer when she knocked on my front door. Yes, my own home is For Sale and I have it listed. She did not come to my home with an agent, she came with her two young children. She has not been working with an agent. She still has interest in my home but it's really a little small for her family. From the beginning we discussed Buyer Agency and Dual Agency. She has received and reviewed the Consumer Information Statement (CIS) and asked a lot of questions. I told her clearly that if she ended up interested in my home or any other that was my personal listing, I would be happy to refer her to another agent to represent her at that time IF that would make her more comfortable; it would be her decision.
At this listing appointment Saturday, I may decide to present the Seller with a "One-Time Sowing Agreement"instead of even discussing a Listing Agreement at this time. I'll show the Seller the comps and do my best to explain what properties have been selling for the past 6 months and what is currently active. I will tell her, however, that there is a Buyer out there for every house. The right price for a house today is what a Buyer is willing to pay. My Buyer might decide that this house is THE ONE and want to make an offer. She will have seen all of the other possible properties by that time and she will know what she is willing to pay for that or any other house she wants to buy. If the Seller accepts or counters and we are able to come to an agreement, then everyone will be happy.
If my buyer doesn't buy that possible new listing, then what? That will be up to the Seller and whether she really does want to sell.
Thanks for listening and I would love some COMMENTS. Most of our Buyers in Coastal Delaware tend to be second home, vacation home or retirement home buyers. This is a case of a relocating professional couple and their family that want to be in their new home before school starts in the Fall. For once, I am working with a Buyer with a specific time frame!
Despite the rain, the Milton Chamber helped Schell Brothers "cut the ribbon" at their new community Heritage Creek in Milton, Delaware. Preston Schell, President of Schell Brothers and his brother Chris Schell, President of Ocean Atlantic Sotheby's International Realty are pictured to the left in the picture below. They are flanked by Georgia Dalzell, Executive Director of the Chamber, to Preston's left, and Mike Clark, President of the Chamber, to Chris's right.
Next is John Potocki, owner of Salon Milton and member of the Board. Then there I am in the green jacket; I was just recently elected to serve on the Board of the Milton Chamber of Commerce.
We were all very impressed with the two new model homes that are being introduced this week. This community, as well all Schell Brothers communities in Delaware, cooperate fully with Real Estate Agents and your Buyer Agent.
For all the latest information about Grand Opening specials, please contact Kathy at 302-542-1203.
Did you know that in our state of Delaware in 2007 the real estate industry accounted for 15.5% of gross state product? When a home is sold in Delaware:
What's the impact of real estate in your state?
In the latest AARP Bulletin, the headline "Age-Restricted Housing Becomes Ageless" caught my eye. Just the other day I was talking with the Community Sales Manager at one of Coastal Delaware's Active Adult Communities and predicted this very thing. I cited the halted development of two new active adult communities in the midst of this housing market reset. Del Webb had planned to build a Coastal Club a few miles west of Lewes, Delaware, and Central Parke at Milford Ponds was due to hold its Grand Opening last year. Both developments were delayed and still show no signs of site work today.
To quote the AARP article, written by Kenneth J. Cooper -
"The market for age-restricted housing has gone bust as the economic downturn prompts many boomers, unable to sell their homes, to age in place instead. In New Jersey, "it is much more difficult to find construction financing, and many banks are saying they will not lend at all" for such projects, ..." READ MORE
The article cites instances where developers are looking to remove the age-restriction in their communities and local officials are granting their requests. In Coastal Delaware, we have seen no signs of this trend. No existing active adult community has proposed removing the age-restriction. I predict however, that when developers begin to build new communities, they will be built to appeal to all ages but offer the same type of amenities that appeal to active adults. One such community in Lewes, Delaware, offers a clubhouse, fitness center, outdoor pool, tennis court, walking trails and more with no age-restriction. Their sales have been among the strongest in the area this past year. Many Baby Boomers have discovered that, by default, they are in the majority in Coastal Delaware. Others have rediscovered living in towns where they can walk to the Library, Shops and Restaurants.
Another trend mentioned in Mr. Cooper's article is the decision to "age in place" when boomers are unable to sell their existing homes. That trend is most relevant when the plan was to stay in the same town or at least in the same state. When you add the impact of high taxation in states like New Jersey, New York and even Maryland, many boomers facing retirement will do what's necessary to sell their homes and take advantage of the Buyer's market to relocate to states like Delaware, one of the top 5 most tax friendly states for retirees.
"Aging in Place" is a concept that should apply to any home in which you plan to live for the rest of your life. The next home you buy needs to be comfortable as you age and allow for independent living. READ MORE about AARP's Certified Aging in Place initiative.
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Boomers and Beyond at the Beach in Delaware! We cover all of Sussex County, Delaware from the Atlantic Ocean to the Maryland border - all of Sussex County and most of Kent County.
Delaware is ranked as one of the Top 5 Most Tax Friendly States for Retirees with no Sales Tax and low property taxes. Are low taxes alone enough of a reason to move to Delaware? NO, but we can show you all the other reasons.
If you are considering a move to Coastal Delaware, you need the help of a professional with the knowledge, background and experience to help you make an informed decision. There are as many ways to be a Realtor as there are people.
The way I choose to be a Realtor is to specialize in two disciplines:
• Represent Boomer Buyers from outside the immediate area and help them find the right home in the right community or town for them. And it doesn’t stop there. We will help them negotiate, get inspections done, pick an attorney, get financing and anything else necessary to complete the transaction and begin their new life in Coastal Delaware.
• Represent Boomer Sellers who may need to sell their homes here to downsize or move closer to family and friends elsewhere. It’s not easy selling the family home, but we’ll do our best to make it as stress-free as possible.
I don’t try to be all things to all people. I do focus on Boomers & Beyond at the Beach in Delaware and those who plan to live here at some point in their future. We use the term “beach” loosely these days. After all, Delaware is a small state and in Coastal Delaware, you can’t be more than an hour from the beach no matter where you live!
The beach is more a state of mind and I think that’s why Coastal Delaware appeals so much to Boomers & Beyond.
This is my full time career and I do my best to stay current with trends and technology that help me do a better job for my clients. After 30 years in the technology industry with companies like Wang Laboratories, Compaq Computer Corporation and a smattering of Beltway Bandits, you’d think that would be easy. With technology moving so quickly, however, I’m amazed at how much it has changed the real estate industry and how much there is to learn every day.
I moved to Delaware back in 2000 just before getting into real estate. I met my husband and partner, Bill, shortly after and we have become a great team. During the week, Bill runs our Construction business, Gotcha Covered, a full service remodeling company. On the weekend, he joins me and works with our real estate clients. He brings a wealth of knowledge to our real estate business and is a resource for our clients during the process of buying or selling a home and long after.
Bill is a Certified Aging in Place Specialist (CAPS), which basically means that he understands and applies the principles of Universal Design (UD) to every project and every real estate purchase. UD says that all living space should be designed to be usable by everyone regardless of size, age or ability. When I heard about the Seniors Real Estate Specialist (SRES) program about six years ago, it made perfect sense for me to take the classes and earn the designation. For us, it just makes sense to specialize and to become expert at everything Coastal Delaware has to offer Baby Boomers. We hate to be called seniors, so I just use the initials – SRES, but we are thinking about retirement, where we want to live and how we want to live the best part of our lives.
I also pursued the training necessary to become a member of the Council of Residential Specialists (CRS), the organization representing the top 3% of Realtors® who produce over 20% of all real estate transactions. Finally, I have been an Accredited Buyer Representative (ABR) for 5 years, working primarily with buyers coming to Coastal Delaware from surrounding states. We are surrounded by states with high populations, high incomes and even higher taxes.
I look forward to helping you find your next home.
Kathy helped us purchase our retirement home near the beaches in Delaware in 2008. After finding a description of the house on the Internet, we searched for local real estate agents and left a message on Kathy's phone. She called within an hour to discuss our interest and needs. Within a day or two, Kathy went to the property, shot many interior and exterior photos and reported on the condition of the home and its landscaping. She also checked other listings for similar properties for us to see. We soon traveled to Delaware and met Kathy. With all of the information Kathy had provided us, we were able to make a quick decision and write a contract on our dream home. Kathy made all the arrangements for the inspection and several other contingencies, and the closing could not have gone more smoothly. Kathy has since been a great help to us in finding contractors to do minor repairs and additional landscaping. Thanks to Kathy, we are looking forward to spending many enjoyable years in our new home. -Jean & Mike Bower
"My initial contact with Kathy was via E-mail and phone from Florida as I planned a house hunting trip to the Lewes - Milton area. With her assistance, we found a home and neighborhood that fit the very particular needs of a recently retired couple and an aging senior citizen. Kathy immediately impressed me with her grasp of the unique style, age and design of a home that would satisfy the contour of our needs while at the same time meeting our budget. Her knowledge of the market and its trends together with her vast experience and credentials were invaluable as were her guidance, patience and diligence. We are most grateful for our experience with Kathy during the home search as well as before and after the purchase since it was pleasant and professional at every turn. The entire process was certainly complicated by the fact that we were more than a thousand miles away and yet we hardly noticed. Kathy Sperl-Bell has left quite an impression in our minds and a very large footprint upon the real estate market of Sussex County Delaware." - Rick & Maureen Dailey
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