Marc Hargraves, CNHS

Often when driving through a new home community you are hard pressed to find a difference from the last community. The trend of cookie cutter style subdivisions seemed the norm for so long. Prices may change or floor plans, but the layout stlye and design always seems to have a familiar theme. It doesn't have to be that way.

Recently on my travels through Downingtown, Pa I came across a new community that just made me say, "WOW". The Estates at Glen Dale Preserve by Rotelle Development company really broke away from the mold. A small community of just 15 estate style semi-custom homes nestled nicely amongst a backdrop of mature trees. Some exceeding 100 feet. Too often the land is wiped clean for development. Not this time. It was the opposite. 120 acres surrounding the community was dedicated by the developers to the National Land Trust assuring that the trails, streams, trees and wildlife will always have a place.

I toured their furnished model home and was floored by the attention to detail: rounded drywall corners, arched openings, box beam ceilings, granite countertops, custom kitchen, and many built-ins were displayed. It was truely a million dollar home for much less.

They are also building a quick delivery home which is to be ready within 30 days. Can't wait to see the finished product there as well.

If you're out and about in Downingtown/Glenmoore, Pa make sure your visit the Estates at Glen Dale Preserve. They have six semi-custom designs to choose from starting from $534,900. The information center is open Thursday through Monday from 11am to 6pm, 610-942-8670. www.rotelle.com

History is showing us that mortgage rates are now at an all time low. YEAH, if you looked at mortgage rates a month age they were at 4.5% and now they are at 5.5% (on average for 30 year fixed). Still they are at an all time low. Did you expect rates to go under 4.5%? Did you wait to purchase your home becaue you thoughts rates were going lower? Did you think that you could sit on the fence and time the market perfectly?

Well........you missed it! But have no fear, rates are still incredible! If you are sitting back right now and saying to your loan officer or Realtor that you won't lock until they get below 5%, then you are taking a risk that is unlikely to play out. If you are saying to your Realtor that you will only take this deal if you can get a sub 5% interest rate with NO points, then again; you are hedging a 1000 to 1 bet. Sorry it's not gonna happen.

Let me be the one to tell you the hard facts. Unfortunately in life there are a few things that you can absolutely guarantee:

1. You need oxygen to breathe
2. You must pay taxes (or go to jail)
3. Life is too short
4. The economy will recover (in fact it already is, or we would have better interest rates)
5. Concrete will crack (this one's for my New Home friends) :-)
6. Mother nature answers to nobody (much like my mom - Love ya Mom!)
7. You can't predict the future
8. You can't bank on winning the lottery
9. Casino's always win
10. INTEREST RATES WILL GO UP (GET OFF YOUR BUTT!)

For those of us on the fence or trying to begotiate the absolute perfect deal. STOP!! DROP!! and ROLL yourself into and agreement. Each day you wait, you are potentially costing yourself the ability to buy that hme you want. Don't wait!! Move forward. If you liked the home before, then don't lose the home to someone who is willing to move forward.

I've wathced too many people try to time the market and get burnt. Don't let it happen to you.

Hey Realtor friends, hit the comment button to tell me whether you agree ro disagree. Or sit back and do nothing! :-(

Marc Hargraves, CNHS

Real Estate and Sales Trainer

Well times are changing again. Getting a good appraisal is getting harder and harder to come by these days. I guess I shouldn't complain too much. Let's face it, if appraisal guidelines were more strict before, there wouldn't be as many people upside down on their current home.

But, why should other people's errors hurt me now? Hey I didn't tell you to give John and Mary Homebuyer a 125% value on their home so that they could refinance, pull out money that wasn't really even there to begin with; and then do it on an adjustable rate mortgage that they will never be able to handle. OK, I'm done venting. Well not really, but that's enough for now.

This brings me back to my point: Appraisals on new homes are getting very difficult. This takes away from my main prinicple of "work smarter, not harder". Unfortunately, that principle is going out the door to get a good value.

NOTE to Appraisers: NEW HOME BUILDERS DON'T LIST ALL OF THEIR SALES (FRANKLY ABOUT 15% OR LESS) IN THE MLS. SO FOR UP TO DATE INFORMATION ON SALES, YOU WILL NEED TO VISIT OR CALL LOCAL NEW HOME COMMUNITIES.

Cedar Knoll builders is unveiling a new model home. This new model home will be located in the Quarry Ridge development. A community of 99 homes (20 remaining) and located within Quarryville Borough. Cedar Knoll Builders newest model will be a two story floor plan and comes with a very affordable price. As a homeowner in Quarry Ridge, I am very pleased to see that Cedar Knoll has adapted to the changing market conditions and has created another new floor plan to sell within the community.

Having lived in Quarry Ridge for nearly 18 months, my wife and two daughters absolutely love it. The neighbors are wonderful. The access to lancaster and Chester county, maryland, Delaware, and Philadelphia is just one of the reasons we chose to live here. The parks, views, schools and local amenities are some of the other reasons.

So if you have a buyer in the $240,000 to $380,000 range, take a look at Quarry Ridge. You can reach the site team by calling Beiler Campbell Realtors, Quarryville office.

The debate continues: Online vs. Realtor. With the resurgence of some lead generating companies and the HUGE market share that zillow.com and other online home evaluation companies are getting: Where does the Realtor stand? Have we as a group lost the confidence of the consumer OR has the consumer just gotten more internet savvy and have begun to rely on the vague/broad evaluation they recieve on line? Where does that leave us? What has that done to pricing?

I'll be the first to answer some of the questions. As far as what it has done for pricing: I am experiencing that consumers are shocked when they are told that the value they received from zillow.com isn't even close (in some cases) to what their property is worth. In some cases the property is worth well under the "zestimate". "How can that be" is the question I hear often. Well, let's look at things Mr./Mrs. Homeowner. Have you ever been to kellybluebook.com (kbb.com) to get the value of your trade in? Yes! Wouldn't you agree that the value you recieve online is generally 10 to 20% off what you are given at the dealership? Yes! Well let's take that into consideration on your home. The same computer factors are put into place when arriving at a value for your car as they are for arriving at a value for your home. Are you familiar with computer error? Yes! Well unfortunately a computer CAN'T look at your homes features, benefits, location, new and upcoming developments and formulate a value. I CAN AND WILL! Also the market is ever changing, your homes value may increase or decrease overnight. I'm here to make sure that you are given an appropriate evaluation based on ALL of the factors that affect your homes value. My value range will show you a high and low end for pricing that will be within 5% of your homes value (up or down) and will have my suggested market value for your home........You know it's scary to a homeowner that the price they thought their home was worth is truely $20,000 to $40,000 (base on 10 to 20% of $200,000) off the true market value.

Question #2: Have we as a group lost the confidence of the consumer? Unfortunately, I believe to a degree we have. Now that is not in every market and certainly isn't for every agent. I believe that the clients I work with greatly appreciate my honesty and integrity. BUT overall, there have been agents that haven't had the same integrity that most of us apply to our daily business plan and use the Lazy, Scared or Stupid approach. I can tell you that those who are preaching and using the programs like the lazy, scared and stupid approach aren't selling Real Estate today. Unfortunately again for those of us trying to do the ethical approach, we are pooled together with the others. So it will take a conservative effort by everyone to regain the consumers confidence.

Question #3: Where does that leave us? It leaves us in a position to work together as a group or allow the online companies of the world to divide us. In most cases, the traditional mentality is that we are Independant Contractors who are only out for ourselves. Let's change that! Let's work together to be ethical, understanding and supportive of each other. We also have the opportunity to work together as a group and form our own on line lead generation organization. As the former Senior vice President of an online lead generation company, I can tell you honestly that 85% (or more) or the monthly subscription price goes to the company and not to generating leads. If we as a group decided to get together on a national basis, we could eliminate online lead generation companies. I know you are thinking it's crazy, but it's the truth. The problem is, we as a whole, generally DON'T cooperate with each other when it comes to generating leads. BUT, what happens if we do???????????????????