Suzi Gravenstuk, REALTOR®, Broker

Personally, I believe that God, the Higher Power cares very much about real estate, where humans are at any given time, even who buys what. That's my belief. You do not have to believe so to be my client, customer, or associate. But, if you ever get the feeling there is a silent third party--you're probably right.

Following are a series of "I" statements minus the "I":

• set myself up to be mobile.
  
• licensed to work out of my home.
• don't like offices and avoid them until necessary.
• love the outdoors, whether its my front porch, a vacant listing front porch, or working with the beach spread in front of me.
• love soaking in the ambiance of the street my listing (s) are on.
• am compelled to make the most of my time; hence the reason why Verizon Wireless is a welcome and necessary mobile office expense. Anytime I am waiting; I am productive.

All of this to explain why my new, yet unmarketed listing at 3214 12th Street, Gulfport, MS is special. Incidentally, we are not actively marketing this property yet because it had been a rental unit. Our first inspection together as REALTOR®/Broker and sellers gave us a long laundry list of things that should be done before showing the property. So, technically, it is listed to give me the authority to assist them in getting it in shape. They also signed a temporary MLS waiver until we are ready for the critique of savvy buyers and Buyer Agents.

The sellers, thoughtfully have left the electric, gas, and water ON . We have stocked comfort items for buyer agents and home hunters (toilet paper, paper towels, chips, bottled water--hey, let's be real. If you have ever taken buyers on a tour of 6 to 8 homes and you have appointments set--sometimes you skip some important things, like pit stops until dire necessity).

I will also put my -Agent on Duty- sign out frequently and encourage anyone in the area in any field of business to drop by, leave business cards and network. HEY--call me: 228-229-9865. I live near by. I can meet you in ten minutes; or if I am task involved--we can make an appointment. I want to build my resource list of plumbers, electricians, handymen, landscaping, home inspectors, lenders, real estate associate licensees. Well, basically any time you meet a person, there's a good reason for it, even if it isn't now.

For fun, I'll let you in on the scene prior to the sellers and I beginning to talk about listing their home. I was sitting on my front porch working out my 2009 plan. I had moments ago made an irrevocable decision to focus with vacant listings under $150K. I further had made a decision to list homes by the quarter calendar period plus the remainder of the current quarter. (That could be anywhere between 1 day less than 6 months to 3 months exactly).

Of course that doesn't mean I won't accept an occupied home listing higher, I simply won't seek them out.

So, my phone rings and a young sounding woman is telling me about a home that she had used as a rental unit and now wanted to sell. I visit the home, ascertained the last renters had been a little tough on the home, snapped some pictures, worked some comps and got back with her.

To shorten the story a bit:-)--We are listing within comparable range and lower than the 2006 appraisal + they are putting a ton of work into it to bring the property back up to marketable condition. (...Please let me attract more sellers like this in 2009). She mentioned in passing that she wanted to turn her listing in 90 days. We agree that they will not have to go below a certain point to do so. (There is always a Plan B)My goodness--they answer my phone calls, emails and listen to me. I am convinced I am blessed!

Click here to visit the listing preview. Or, visit my mini website.

Part of my service for absentee owners is to help coordinate work on the property. So, I have had ample opportunity to work on the front porch at 3214 12th St., Gulfport, MS. I love this street, this neighborhood. Original Gulfport! I had reservations about the home being .15 if a mile from the Island View Casino .The street seems to be low traffic. The loudest sound is from the abundant bird population + the occasional sound of the train about a block north. Plus, you can hear the SeaBee Base's start of day music, including the Star Spangled Banner.

I have talked with several neighbors who claim that "you get used to it". Again, if you want to be near the beach and Beach Boulevard (.20 mile) the Island View Casino, plus being walking distance to banks, attorneys, and various other businesses, the train is a part of "near the beach" lifestyle.

Everyone has been friendly (I tend to wave and speak first:-)). If you want to test it yourself, give me a call.

I almost forgot--what's special about this place? I still can't explain it in a way that someone who hasn't visited will understand. It has quirks that will still be there after the ramp up is complete. Its not purrrfect. It's comfortable, attractive, appealing, inviting, homey.

I apologize that this is informative rather than fun. I am working on a fun way to report market data.

141 Active MLS Lot listings ranging in price from $10,000 to $1, 100,000. Some of these are tax deed properties.

17 condo rent/lease units ranging from $800 a month to $1500 a month. (Some units may actually be duplexes or town homes). Some units come fully furnished, some with appliances only.

142 active MLS units listed as condos ranging from $74, 900 to $750,000.00

274 SF listings, some of which may still be Katrina gutted.

Price range is from $40,000 to $3, 900,000. (1 bed/1bath 740sf to 7,762 sf 6 bed/7 full and 2 half baths on 12 acres).

Keeping in mind we have extreme highs and lows, the average listed home for SE Gulfport is a 3bed, 2151 sf, listed at $271, 324.

The last 90 day closings have a different twist.

The Low: Originally listed 10/16/08 for $22,000.00. It went to pend status 11-04-08 and closed 12-02-08 for $24,000.00. (cash sale).

The High: Originally listed 2/27/07 @ $765,000.00, expired 11/21/07, re-listed 12/13/07 at $699,000, 06/05/08 reduced to $670,000.00. Pending date was 8/19/08 with closing 09/30/08 at $630,000.00 with a conventional loan.

The Average Closing: 1860 sf, sale price: $161, 795. with 146 dom.

Interesting that the average listed home is $109, 529 more than the average sold home.

I have had information requests in the $89,000 to $150,000 range. So, let's take a general look.

Active listings =80. The average is a 2bed, 1394 sf listed at $123, 423 for an average of $92.05 SF.

There were 13 MLS reported closings in the last 90 days. The high in this price range was 4bed/2,300 sf closing at $147,000 at 547 days on the market. The low was a 2 bed/1000 sf, $85,000 sale price, 9 dom. The average: 3 bed;1692 sf, sale price $117,040, 120 dom.

Please keep in mind that SE Gulfport is a tiny portion of the Mississippi Gulf Coast and Harrison County. The nearest other MLS areas are Long Beach and SW Gulfport. Often, buyers will not have a specific area in mind. It seems that being close to work is advantageous, but not as interesting as a great deal on a home.

I am happy to do extensive research for a buyer or seller client, including specific property visits, photos, etc.

SW Gulfport, MS Zip Code 39501 Area Code 228

What a selection! Fixer Uppers to Perfection, small homes, large homes, quaint, vintage, stylish. Many Katrina damaged homes have now been renovated. There are many many single story, simple cottage and ranch styles.

I have a gut feeling (based on research I can't disclose --that there will be a positive flucuation in land sales and homes below the $130K down. That "gut level feeling" tells me that there are qualified prospective buyers that will simply have to make a decision. If you are in this group--I wish you the best!

However, don't rely on chance. Start your research now. Try to get and keep your debt to income level in check. If you haven't looked at your credit report lately--get one! Click here for more help.You may qualify for special programs. Click here for MS Hud info.

Friday, Dec 6^th, 87 properties listed in the MLS (Southwest Gulfport ONLY and does not include FSBOS). 43 are vacant, 18 Owner occupied, the remainder tenant/other.

Sq ft range from 528 to 3, 500. List Range from $23,000 to $349, 900

The average home in this are is 2 bd, 1, 344 sf with a list at $111, 393 or $82.25 sf

Closings past 24 mo=137, avg dom 138, 93 Vacant, 56 Cash, 51 Conv, 13 FHA, 7 VA, 1 sba, 2 owner, 1 other

Closings last 12 Mo= 59, avg dom 142, 34 vacant, 31 Cash, 19 conv, 9 FHA, 3 VA, 1 Owner,

Closings last 6 mo=32, avg dom 142, 19 Vacant, 16 Cash, 8 conv, 5 FHA, 2 VA

Closings last 3 mo=16, avg dom 154, 11 Vacant, 10 Cash, 4 conv, 2 FHA

Closings last 60 days=12, avg dom 171, 9 Vacant ,7 cash, 2 conv, 2 FHA

*This report does not include condo listings/sales. Casinos in SW Gulfport show 9 active. I don't believe that is correct. May I show you the Beach View PentHouse?

Southwest Gulfport = Casino Convenience, and easy commute to the SeaBee Base and Keesler Air Force Base.

Wonder what to do today? Eat, shop, and have fun with me and the Long Beach High School Concert Choir and Volunteers. This is a very popular local event.

We are located at the Methodist Church, just South of Railroad and West of Jeff Davis on Church Street.

Vendors start arriving at 6AM. Photos with Santa start at 7:30. Entertainment off and on all day. Terrific Christmas shopping opportunities for unique gifts crafted by local artisans.

If you see me, give me an Active shout. I'll be in the photo area from 7:30 to 9:30, cleaning up after breakfast from 10AM to 11AM, then--I'll be shopping with everyone else.

What a Grrreat day! I guarantee you--that special gift you need to buy is in our treasure chest.

Merry Christmas Everyone!

Each year I look forward to the new MS 411 issue coming out. Its packed with great information and gives REALTORS another opportunity to advertise. (I hand out a useful magazine promoting my competitors). Frankly, I get a little irked when I pay into an association that works against me.

See page 8 in the recent 411 Mississippi Association of REALTORS Consumer Guide to Home Ownership.

This educational section reprinted from the REALTOR magazine, and an association I always pay into each year; basically works against me in most of those questions. Still, when I am ready to do business, I will usually have a well matched client to work with. (No thanks to NAR or MAR).

Here are my confessions regarding the list. Please check my Active Profile for more confessions:

• It would be a violation of confidentiality (at least in my opinion), for me to give you the names and contact information of my three most recent clients. However, I will contact them and let them know that you wish to be contacted regarding my real REsults. I will give you the same courtesy if you become a past client and a prospective client wants to know if you were satisfied with my work.
  
• My Business Philosophy (This is going to be Real fun!): I believe if you want me to market your home; we are in the project together. I am not solely responsible for whether or not your home sells. First and foremost is to be super competitive in price and appeal of your property comparing your offering to others currently on market and recently sold properties. You have some responsibility in the sale of your home. For appraisal and comp purposes, recently sold comparable properties are important. However, I believe that you absolutely must compete with present competition and win. We need to be ready to sell against available properties.
  
• I believe in doing everything I can, and beyond that--sometimes I am gifted with inspiration. Sometimes after doing all that we as a team are inspired to do--we wait until something indicates its time to take action.
  
• I believe that eventually, we ALL reap what we sow. That includes buyers and sellers, and myself. You can gracefully get out of any buyer or seller agreement with me at any time. I believe in being fair. There will be an agreed upon severance fee depending on the circumstance.
• How long have your worked in residential real estate sales? Sales person license 1 yr followed by broker license 2 years (Nothing else counts, right...?)
• Is this your full time Job? NO. I do not consider my real estate activities a job. Sometimes I do other things. From June to November for example, I applied myself to two research projects focusing on Katrina Recovery in the Gulf Coast. IF any effect on my real estate vocation, it sharpened my organizational skills in general and gave me an insite into Bay St. Louis/Waveland that few people will ever experience. This work was handled by appointment, just as meeting with real estate prospects, buyers and sellers is by appointment.
• If we are in transaction, Transaction trumps anything else; unless there is an unavoidable emergency.
• What professional designations do you hold? Other than Broker Licensing, gri, epro, C-Crec . Can we give any weight to a B.A. in Psychology, and over the top CE?
• What types of support and supervision does your brokerage office provide to you? Hmmm... I am the Broker,.I am legally licensed to work from home. My office is technically where I am. I have all the support I need. I micro-manage each account. The buckets of bucks stops here. I figure I could go for volume and add personnel and agents, or I can do what I have the skills and licensing to do--broker myself, focus with a few clients at a time. I am considering joining with another brokerage or adding associates to MGC REalty, LLC. Right now, though, I enjoy not being responsible to a broker or responsible for other agents.
  
• ...More later. Feel free to call or email me. I believe transparency is vital. Honesty is just as important from the buyer and seller as it is from the agent.
• Communication--basically how you want it. My most recent transaction--we were talking/texting/emailing at 10:30 last night and by 6:30 this morning. Serious issues came up at the end of the day before Thanksgiving. We were hammering out solutions Thanksgiving day. Sometimes neither the client or I have anything in mind, so it makes $en$e to me to communicate when either of us has anything to commuicate about.
• I also have a checklist to gauge our compatability.
• I have developed some quizzes to help us review our conversations before signing/submitting any paperwork. The quizzes are not pass/fail. We will make sure we answer the quiz questions together. The quizzes will be signed and dated and put into your transaction file.

*The Mississippi Gulf Coast, particularly the areas that I work the most (Harrison and Hancock Counties) is blessed with an abudance of bright, ethical, and congenial agents and brokers. Yes, we do compete; in this area so far competition has been graceful and with a dose of conscientiousness and tact.

If my uniqueness alarms you, or the fact that I moved here just in time to experience Katrina (maybe you want a life long resident), I can likely help you find REALTORS that meet your criteria. The same with Commercial, Property Management, or if you feel you need a big franchise--I have met terrific Agents/Brokers in all profile types.

As I said, more later. We have a lot to talk about.

*Note: I particularly like listing vacant properties.

*I am developing a TRUE FSBO, advertising program called Friendly FSBOS. The purpose is not to gain a reluctant listing, or to circumvent the intentions of the MLS, but to hopefully find a way that agents and buyers can be aware of non mls properties.