Greg Nino Houston Texas

Our local association www.HAR.com has recently created a new system that is absolutely FREE for its members. Everybody wins. Agents can add a sign rider to their listings that reads: Call 713-Greg Nino.

Potential buyers will see the rider, call the number and very much like (Talking House) be able to hear a pre recorded message with details of the home. Even better, consumers will be given the opportunity while listening to be connected to the listing agent during the same call. The phone number is automatically saved & logged to your Lead Management system on the HAR.com website.

The sign rider can be purchased at all 4 HAR locations and the service is available for immediate use. For more information call 713-629-1900.

*Greg Nino is your West & Northwest Houston RE/MAX professional.

What's the largest problem in Real Estate? If you want my opinion it boils down to 2 of many things.

1. Consumer understanding of what it is exactly that we do.

2. Educating the consumer and empowering them with the right tools, knowledge and perspective so they can make educated decisions on such an important journey.

I'm writing this blog because I've noticed a pattern, a pattern that needs to be discussed.

First,

Realtors are very rarely "employed." Most of us are Independent Contractors working for Individually owned offices. We receive no salary to show properties, have no "corporate benefits" and 40 to 50 percent of what we make is the cost of doing business. Every hour and every penny counts.

Second, and the focal point of this blog is how to SEE PROPERTIES.

Three times this weekend a potential buyer called my cell off the sign asking to view a property RIGHT NOW or within an hour.

I advertise that I'm available 24/7, but I do not drive an emergency vehicle with lights and sirens. Outside of Real Estate I have a life, birthday parties and family events that I do attend. I will however BE VERY happy to schedule an appointment to show any property at any time so long as you give me several hours notice.

If you are serious about purchasing a home, then do the following - REGARDLESS of your time frame:

* Get Pre-Approved. The difference between Pre-Qualified and Pre-approval is much different. A pre-approval letter means your credit has actually been pulled and your ratios (debt to income) have been reviewed. You have filled out an application. A Pre-Qual letter means NOTHING, as it is based on VERBAL information only. It doesn't matter how knowledgeable you are you can always learn more about your loan officer, the process, interest rates, options and strategies.

* Make a decision on a Realtor. ALL to often buyer's say they don't want to "bother" their agent if they're not ready to buy. WHAT? Bother him! Why do you think they get paid? The first question most LISTING agents ask is if you have an agent. Listing agents do not want to jump through hoops, show you properties and spend time with you if you already have an agent. Attend the open houses, drive through neighborhoods and get a feel of the area, but put your agent to work! I'm HAPPY to show you my listing, even if you have an agent! Why? Because it's my duty to sell the property!

***

The problem is when you call me the same day, 1 hour before you want to see the property, then when I say NO you get disappointed.

***

If you want to see a property it's best to write down the mls number and make an appointment with either your agent or the listing agent & be sure to do so in advance, preferably the day before.

One thing you shouldn't do is call the listing agent because your agent is "unavailable" and assume that the listing agent will "come running." I said I WAS HAPPY to show my own listings, but you should know that NOT ALL LISTING agents are interested in showing their lisitng to a buyer who already has representation.

Many Listing agents will not unlock a door for you if you haven't already been PRE-APPROVED.

Please also understand that many, many hours are spent doing what we professionals do for a living. I always do my best to be in as many places as possible and it isn't unusual for me to spend more of my time with folks that are serious, ready and willing to take the necessary steps expected to purchase a home.

I serve all of West & Northwest Houston 7 days a week! www.GregNino.com

Over the last few years I've been in the position to deal with a cash offer from both a buyer's agent perspective & listing agent's point of view. Feel free to add to the story or share your experiences.

First, just because you are submitting a cash offer doesn't mean your offer is that much stronger and deserves to come in at 5% or 10% below the list price, especially in Houston Texas. Most if not ALL offers I have worked with are pretty solid nowadays. Almost everyone is going FHA or Conventional and is required to put 3% down. Gone are the days where agents used to wonder if the deal would make it to closing because of creative or tricky financing. I can't speak for the whole country, but I can get on my soap box with clarity from Houston.

When you submit a cash offer to my listing It needs to be done with a "proof of funds letter" & nothing else. My job is to protect my seller from tire-kickers & b.s. offers. Plain & simple. When I work with a buyer, my job is to ensure we are both serious about an offer that we submit and that we are taken seriously.

Here's a few things I've learned along the way:

1. A cash offer means you have LIQUID money readily available in a checking or savings account - period.

Money that is tied up in a 401k or glued to your portfolio IS NOT considered cash. There are rules, fees, time frames and other issues you may have to deal with "to get to that money" I am not willing as a listing agent to roll the dice and take my listing off the market if you have not shown the sincerity to take the necessary steps to pay cash for a home.

2. Money coming from a divorce settlement, probate, lawsuit or any other legal matter is NOT cash - it is contingent on YOU GETTING THE CASH. I can't tell you enough how this wastes everyone's time, especially the poor buyer whose agent says.... "just get a letter from your attorney" That's garbage! I will not use "a letter" as PROOF OF FUNDS and neither will most good listing agents. I don't care if it's coming from Judge Judy either.

3. Oversees money. I learned the hard way when working with a seller that the "cash on hand" proof of funds letter that I had received from Europe was worthless! Not only was it written in pounds, but the buyer had not yet obtained a green card. To top it off, the buyer had no idea that wiring over a million dollars was going to cost him X. When he found out, he reascended his offer. OUCH!

4. Money from another source. Again, it doesn't matter WHERE the money is coming from, what matters is that IT IS YOURS & IN YOUR ACCOUNT. Stories will get you nowhere fast or efficiently when searching for a home or trying to submit your offer. Trust is earned in writting when buying a home.

5. Cash is king in this market, especially if you are trying to find a place to park it in an unstable and volatile economy. Spend it wisely. Once you pay cash for a home that money is GONE! that's G-O-N-E. My point is that if your home isn't appreciating then your money is doing absolutely nothing but hanging around until you sell the home. Keep in mind that the average appreciation in Houston is about 2-4% minus inflation. And lets not forget that Houston is VERY neighborhood specific when it comes to "making money!"

6. Expect & demand MORE earnest money if you are given a cash offer. If Joe buyer is paying cash, then he sure as heck has 1% of the list price to put down as earnest money. Why do this? Feel free to ask & I'll explain.

Finally,

You're listing agent is always learning, but it is their job to know how to notice the difference between a real cash offer and a sophisticated dummy offer from an investor.

Greg Nino is your West & Northwest Houston Real Estate connection. Available 24/7.

I remember the summer of 2007 when the sub-prime market was still running strong. Buyers were purchasing homes with 100% financing, no doc loans, nothing verified, everyone was buying, selling and keeping the local economy strong. At that time all sorts of companies were taking advantage of the free flowing market.

But what about today? I rarely, if ever see buyowner.com signs, assist to sell, or other discount companies? Why the drop off?

My opinion is pretty straight forward, sellers are clearly not as willing to risk taking a chance when selling their home. They obviously want to list their home with RE/MAX as we dominate our local market and are heads & shoulders above the competition when it comes to number of listings and number of homes sold. The red white and blue signs are everywhere!

If there is a positive note about a challenged economy its that it washes out a lot of the dabblers, part-timers and fly-by nighters.

List your home with a professional, list with Greg Nino @ RE/MAX West Houston Professionals. I serve all of West & Northwest Houston and am available 24/7 for your convenience.

The annual Cypress/Spring Pumpkin patch & Christmas Tree festival is located just off Spring Cypress Rd. at the Intersection of Stubner Airline. Admission is just $3.00 per person with unlimited re-entry. Parking is plentiful and the festivites are a blast for the kids.

* Hayrides * Train Rides * Jump Arounds * Pumpkin Patch areas * BBQ/Drinks/Turkey Legs * Pumpkin Carving *Christmas Tree Farm * Hay Picture Props * Billy Goat Petting Area * Duck Races

Each ride/event typically costs 1 ticket per person. Tickets can be purchased at 2 different locations at the pumpkin patch for $3 each.

Greg Nino is your West & Northwest Houston Real Estate Connection. Available 24/7.