Jan Chilton - Real Estate Marketing and SEO

Greg Harrelson has always been successful in helping property owners to sell their Myrtle Beach homes or condos that were previously listed with another agent yet failed to sell after months of time. In the real estate world, a property that is listed and fails to sell is called an expired listing. Unfortunately, listings expire everyday leaving the seller feeling defeated, hopeless and confused as to what they need to do moving forward.

Since the market and the economy has declined, Greg Harrelson has made it his mission to assist the owners of Myrtle Beach real estate and help them get back on track to an eventual sale. At first, the seller is a little suspicious as to whether he will be able to perform where others have failed. Once they sit down and interview him, confidence is restored. In talking with Greg, he mentions the three critical components in getting these expired listings sold.

Here is what he shares...

1. Most expireds were not marketed aggressively while listed. So many agents rely on the MLS as their main marketing strategy. Yes, Greg is a fan of the MLS, but he indicates that the Myrtle Beach MLS is only one of ten sources to attract buyers' and other agents' attention. The key to selling a property in Myrtle beach today is an actual strategy or marketing plan. Stop dealing with people who say they can do something, work with people who can show you what they do and have done.

2. Another critical factor in selling today is accessibility. Too many sellers have limited times that they allow showings. In some cases, this may be beyond control yet when possible, make it easy for the agent to show on short notice. You never know when the right buyer will come along. A qualified buyer tends to act fast so take advantage of every showing you can.

3. Internet is critical. Beware, every agent will tell you that the property will get listed on the internet and it may be the truth. What you don't know is there are online marketing strategies that the agent must employ to actually attract a lot of buyers. It is not the internet that works, it is the agent who knows how to WORK THE INTERNET who makes this productive.

After talking with Greg, I learned that he has been responsible for coaching some of the top real estate agents around the country. He has coached agents in many different markets including San Diego, New Jersey, Las Vegas, Lake Tahoe and successful Realtors in Myrtle Beach including, Brendon Payne, Jan Pitman, Dany Drouin, Greg Sisson, and many others.

Not only has Greg helped agents around the area, he continues to assist all those who want to sell at a time when so many are having challenges. If you are an owner wanting to sell, or an agent wanting to work for the best, Century 21 The Harrelson Group is your answer.

The Fall season is the perfect time to list condos for sale in Myrtle Beach

Many condo owners make a big mistake by not listing their Myrtle Beach condo during the Fall season. The Fall represents some of the best selling opportunities. Here is a list of reasons why listing your condo for sale in Myrtle Beach may bring you more money then the spring and summer.

1. There are fewer condos for sale in Myrtle Beach during the Fall. Because real estate markets are influenced by supply and demand, the fact that supply decreases in the Fall makes it more probable that the property will sell. With demand still remaining strong, buyers are competing for less condos therefore driving the price a bit higher.

2. The Fall often brings Myrtle and North Myrtle Beach real estate a more qualified buyer. In the Summer, we see a lot of traffic along the Grand Strand. A lot of these summer buyers are dreamers. They want to purchase yet may not have the money, nor can they qualify for a mortgage. These are first time investors and a lot of banks don't want to take the risk of lending them money. During the Fall, a high percentage of the buyers are middle-aged buyers who have stronger financials, and in many cases, cash. The typical buyer for a condo in North Myrtle Beach or most anywhere in the Grand Strand is a golfer or someone looking for a true second home.

3. People looking to purchase in the Fall understand the rental season is over and are okay with the fact that the rental income on oceanfront condos will be very low. These buyers will not scrutinize your rental income nearly as much as the summer investors. They are purchasing these condos in Myrtle Beach for personal use. Someone looking for a condo that is going to be used for a second home will pay more than those looking for a condo investment. The end user always pays more than the investor.

If you are thinking of listing a condo for sale, then you MUST take advantage of the Fall season. The challenge with Myrtle Beach real estate is the fact that it has been so over saturated, driving prices down. You have to take advantage of those pockets of time where competition is low, which gives you a window of opportunity to get a property sold and bring you more money.

If you have not received a Fall Season Evaluation on your Myrtle Beach property, then please contact us immediately. You may find that you can get a few more thousand then you could have a few months ago. Visit our website to see why we can do better to sell your Myrtle Beach home or condo,

Greg Harrelson
Century 21 The Harrelson Group
Myrtle Beach, SC
843-903-3550
www.c21theharrelsongroup.com
www.northmyrtlebeachrealestate.net

North Myrtle Beach Real Estate May be the safest.

I'm going to go out on a limb here and offer a theory that I have no proof to support - other than living in the Myrtle Beach area for the last 20 years. I really do think that the north end of Myrtle Beach and all of North Myrtle Beach seem to be the least likely of any resort beach on the eastern seaboard to get hit by a hurricane.

Take a look at the map below...

The last really bad hurricane we had was Hugo in 1989. We didn't have any at all in our area last year, and I'm wanting to say none the year before. We have had about 5 small (category 3 or below) hurricanes blow through since I have lived here. I left town twice, and stayed here 3 times. I doubt if I will ever leave again unless there's a category 5 and they swear it's going to explode in our face. They always seem to exagerate the danger to our area.

As you see in the map, North Myrtle Beach is in the deepest part of a dip in the land, with Charleston sticking out to the south, and Brunswick County REALLY jutting out to our north. Almost every time, the hurricanes seem to either land or bounce off of Charleston, and then smack into Oak Island, Southport, and Carolina Beach. If they don't get the worst of it, the Outer Banks in the far north of North Carolina do. Often they both get hit, and North Myrtle Beach comes through unscathed, as we did last weekend with Irene.

I would love to live in Florida, but they are just too vulnerable for my comfort. I can't imagine not living on a beach, so Orlando and the interior Florida attractions don't appeal to me. Hilton Head is a little too expensive for the average person to afford, and Kiawah is a little too under-developed. I like a big choice of restaurants, a night life, and lots of shows and attractions. Virginia Beach is too cold in the winter.

Anyway, my point is, if you have been thinking of buying oceanfront property, and you're worried about hurricanes, you want to consider North Myrtle Beach real estate first. I could be proven wrong in a week's time, but 20 years is a pretty good testimonial for our area, especially when you consider how much damage has occurred from hurricanes over the last 5 or 6 years. I will say that the Cherry Grove section is prone to flooding, and the south end of Myrtle Beach, Garden City, etc., has seen some rough times moreso than us. But a condo or home in North Myrtle Beach has pretty good odds of lasting you for a long time. To be even more safe, buy a block or two back from the beach. If you want to live here, that is probably a good idea.

Other things to consider...our cost of living is low. We've got a million restaurants, and all kinds of live theatre and entertainment. Our summer tourist business seems to increase every year, so buying for rental income is a fairly safe investment - as long as you're careful what and where you buy. That's why it's so important to have a Myrtle Beach Realtor to guide you. I can about promise you won't regret moving here. I can't imagine being anywhere else. So if you're up north and thinking about retiring to warmer weather, look into North Myrtle Beach before you look in Florida. Prices are lower, living costs are lower, we're not quite as hot, and you might never see a bad hurricane!

Living in a condo in North Myrtle Beach myself, and having a friend on the HOA Board makes me aware of problems they have that most people don't think about. The arguments and backstabbing that goes on constantly, and occasional anarchy when one board is completely voted off and another voted on is enough to keep me far away from them. I don't even like to attend the meetings because of all the bickering.

The foreclosure problems have really affected many of the HOA boards as well. When an owner stops paying his mortgage, chances are he stopped paying his HOA dues before that...which leaves the Board in a quandary to either foreclose before the bank does and purchase the condo from the mortgage company, or just lose the dues for months as it goes through the legal channels for the bank to gain possession. Sometimes the bank will pay the past due fees, and more often it's lost income that the other homeowners end up paying for. Just given the huge number of Myrtle Beach condos that exist, coupled with the huge number of Myrtle Beach foreclosures that have occurred or are imminent, the lost money involved is probably astronomical.

I happened across an association attorney blogger that sends out newsletters citing new laws and rulings affecting HOA's in South Carolina, and have used it several times to make a point to our HOA board. A recent article in it caught my eye and I thought to share it.

Florida has recently passed a ruling that HOA boards can now attach the full rental income on a vacation or investment condo and intercept the funds. The SC court system uses cases in Florida often to ennact our own laws. So they say that our state will probably follow suit and pass the same ruling. This may be good news for the beleagured HOA boards, although I would wonder how they would go about grabbing the funds. Can they go to the renters and serve notice that the rent checks have to be sent to them instead of the owner? I can foresee some bookkeeping nightmares and even more work for real estate and mortgage attorneys in Myrtle Beach. It's interesting to consider the situation though.

I enjoy providing a way for Realtor friends who are willing to write about their cities to appear on my blogs, and this is one of those times. This guest blog is from Jarrod Frenzel, an agent in the Houston, Woodlands, and Lake Conroe, Texas area. I hope you enjoy his thoughts...

Lake Conroe, Texas

Lake Conroe is considered by many to be one of the best lakes in Texas.  The sheer size of it and the excellent water quality creates tons of recreational opportunities.  Lake Conroe is sometimes referred to as Houston's playground.

Lake Conroe is located approximatley 40 miles north of Houston, just past The Woodlands Texas. It is situated in Montgomery County and spills into the three cities of Conroe, Willis, and Montgomery.  This is a man-made lake completed in 1973, extending about 21 miles in length and encompassing a total of 20,118 acres.  The lake draws thousands of visitors per year from the Greater Houston area, and all the way north from Madisonville Texas.

There are many things to do on the lake throughout the year.  Lake Conroe draws all different types of boaters ranging from fishing boats to yachts.  Water skiing is a very popular activity enjoyed during the summer months, with a handful of marinas that rent ski boats and jet skiis by the hour.  There is no better place to be than on Lake Conroe during those hot Texas summer days!

The Lake Conroe real estate market has remained very strong over the recent years.  While other markets around the country have dropped off, home sales around Lake Conroe have remained stable with some appreciation in most price-points.  There are many planned golf course communities around the lake that offer a country club lifestyle.  This is considered one of the state's wealthiest areas, featuring higher than average income and eduacation levels amongst the residents here.

If you've never had a chance to visit here, you should plan a trip this summer.  For more information about the Lake Conroe area, you can call Jarrod Frenzel at 281-658-7389, or visit his website at www.searchthelake.com.

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