As the term gets bandied about for various reasons, generally associated from a cost standpoint, I ask you directly:  what is full service to YOU?

I can tell you without hesitation what it is to me.  It is looking at a property, and understanding that if it doesn't sell, there is no paycheck (regardless of what the paycheck might be).  Full service isn't about fees- full service is about committment to the property first, and the seller second.  Yes, I said second.

Without a property that is 1.  staged, if needed; painted, if needed; cleaned, if needed; recarpeted, if needed; maintained, if needed, and generally spruced up to appeal to buyers, two things will happen:  the house is priced at an inappropriate market value, and sits because it is under the standard at which buyers will make offers, or it is fixed up in order to maximize the value.  Of COURSE the solution is to grab the proverbial bull, and pull the house together to maximize the selling price.  Some properties are lovely and need nothing; some properties pose a bit of a challenge.  The seller comes into the picture at the fork in the road:  are they willing to fix it up (and pay the appropriate costs, with full guidance and recommendations/referrals and time from the real estate professional), or do they want to offer the property at a lower price, and hopefully, in a challenging market, not have it grabbed up by an investor that has the same knowledge of repairs that the real estate professional has?

I keep hearing "full service" without explanation.  Being charming or smart, as you know, doesn't make you full service.  Knowing that the property, in all of its glory or disrepair will require doing everything possible (individual web site, internet exposure, business cards for the seller to hand out with the website attached, making up brochures for the local businesses, multiple ad venues)and on and on- knowledge, committment, etc. is intangible to the consumer until it is implemented.  Full service is different things to different people.  To me, it is gaining enough knowledge of the property and area to know what to DO.

And, what if you are faced with a saleable house needing reasonable and minor repairs (subjective, but let's throw a thousand dollars at it) and the seller simply cannot pay?  Do you walk away, which is understandable- full service falls into that category of knowing that, property first, it won't happen without the above improvements; or do you decide to roll up your sleeves, gamble, and make it happen? 

Full service isn't intangible.  Full service, in my opinion, is knowledge, marketing skills, compassion, and action.

What is your definition?

I recently purchased a mini bulldog puppy (he's basically a mutt, like all purebreds- bred over the years from small bulldogs, pugs, etc.). He is unlike any dog I've ever had, in that he is a true dog- no excessive coddling, little patience at feeding time... a real DOG.

Because his behavior is a bit overwhelming, I've enlisted the aid of Cesar Millan's Dog Whisperer show in order to figure out the best way to get him to stop dragging me down the street when he sees a blowing leaf, or decides that the leash is more interesting than the walk. Like many of you, I've utilized the recommended sound, that TCHT! for correction. He is responding- and seems to react immediately to the correction.

I've decided that, at closings that involve real estate agents that may talk too much, or attorneys that introduce surprises that come unexpectedly, or lenders that surprise the buyers and sellers with unwanted and unexpected closing costs, that we should all wear collars- the choke kind- with leashes that buyers and sellers control. If they are unhappy with dialogue, TCHT!, JERK, correction. The process, in dogs, redirects focus. "Mr. Seller, my buyer wants the birdbath and it's not at the hou-" TCHT! The birdbath isn't in the contract. "Ms. Buyer, this extraneous fee is valid beca-"TCHT! It was never mentioned- get it off the final paperwork. Closings are supposed to be a happy time, and generally speaking, we'd all get through them without the need for correction. If we found ourselves sitting across the table from someone with the choke chain indentations, it would be clear that trouble could be looming. Just a thought. Now, I'm taking Oliver to the beach to go swimming- his breed normally doesn't swim, but he's decided that it's AOK.

A few interesting facts about Suffolk County, New York, buyers and sellers, as reported and prepared by the National Association of Realtors Research division, for 2006 (an excerpt):

General characteristics: median age: 42.  First time buyer median age:  39.  Median income:$95,300.00.  First time home buyer median income: $86,900.00.

Characteristics of homes purchased:  61% were single family homes.  Median sales price: $455,000.00  Typical size of home purchased:  1939 square feet

The home search process:  Typical buyers searched for a median 10 weeks and saw a median 10 homes.  81% used a real estate professional during their home search.  46% of buyers used the internet to search for homes.  52% of buyers rated real estate agents as a very useful information source with an additonal 32% rating them as somewhat useful.

35% will definitely use their agent again; 33% will probably use their agent again.  56% reported that they were "very satisfied" with the honesty and integrity of their agent.  Buyers searched for a median of four weeks on their own before contacting an agent.  91% ranked honesty and integrity as "very important". 

Where Buyer Found the Home they Purchased, 1997-2006:  real estate agent: 41%.  Internet:  12%.  Yard sign: 11%.  Print/newspaper ad:  12%.  Friend, relative or neighbor:  12%.  Directly from sellers/knew sellers: 8%.  Home book or magazine:  0%.

MORE GOOD INFO TO COME! 

I drive an hour and ten minutes to work every day.  The first part of my journey involves Sound Avenue- with only one gas station over a 35 minute ride.  The second half of the trip puts me on a major street, with a station on every corner.  The thing is, I HATE PUMPING GAS.  PERIOD. 

I happened to stop at a station at the midway point, just before Sound Avenue.  The owner was out pumping gas for customers- despite the self serve sign.  My lucky day!  A few days later...same thing!  Bonanza!  The sign is usually 2 cents per gallon higher than the competitition- TWO CENTS.  Who cares.

The owner is incredibly nice, and had no way of knowing my dislike of pumping my own gas- just decided that people probably don't like it, and does it himself every single day.  He is friendly, and by the third or fourth visit, has become part of my daily routine, and my life.  Lately, he's been offering a free cup of "the best coffee in the world"- I finally took him up on it, and he's right.

He has become, for me, my...gas guy.  I WANT him to have my business, and I don't consider going anywhere else, even if I have to arrive on fumes.  He is practicing something so easy for the rest of us- doing just a liiiitttle bit more, being friendly and unassuming about it, and creating a bond in the process.  He simply figured out that pumping gas sucks, and took the problem away- a huge problem on a windy day, dress on, and gas dribbling on my hand.

While our sellers have differing levels of stress with the process, I'm reminded again that getting to the core of their biggest issue is the most important aspect of a listing appointment.  Solving the problem in a friendly, unassuming way...and creating a bond in the process.  My gas guy is offering the free coffee not to keep me coming back, but because coffee among friends is...what friends do! 

Authored by: Options Realty
May 3rd, 2007 

If you are looking for a summer home, there is no better place to be than the North Fork of Long Island. Check out Southold, Greenport, Jamesport, Mattituck, Cutchogue, Orient and Riverhead, for starters. I’ve included a map to make the decision a little easier.

This is an area full of age diversity, and The Suffolk Times newspaper is constantly full of activities for everyone, whether it be a Scrabble match (National Headquarters located in Greenport NY! ), science camp for the kids, play groups, bird watching tours, sailing lessons, days at the beach, visits to local vineyards for wine tastings and an education on the process…and the list goes on. And on- tag sales with REALLY cool stuff, great local restaurants (we like O’Mally’s and Modern Snack Bar ) and a feeling that the summer was created to spend in this enclave.

With the possible exception of church on Sunday, casual is the order of the day. No pomp expected here, no worries about leaving the house without make up. Don’t even bring it. People that summer and live in the North Fork are more interested in land preservation, walking, socializing (try a Lobster Fest for fun) and playing.

Boasting a rich history, Southold and the surrounding hamlets have families that have been here since the inception of the town.
Kids love it here. In Greenport, there is a terrific skate park for the skateboard contingent- shop at unique retailers while they enjoy their “thing”. Summer creates activities for families- bands play in the central park of downtown Southold in the evenings, there are sailing clubs that encourage friendly competition, and there are events nearly every day that encourage families to spend quality time learning about nature, about arts, and about a simple life.

We’d love to assist you in the investigation of a superb summer home in the North Fork of Long Island- click on homes, call us with questions, and let us know how we can share this amazing place. If you’d like to explore by spending a weekend here, we have a number of terrific Bed and Breakfast opportunities - let us know, and we’ll spend a weekend locating your summer retreat!

Authored by: Laurie Mindnich
May 2nd, 2007 

The North Fork of Long Island, New York, is a pristine area of vineyards, farms, hard working individuals, amazing produce…and more recently, increasing homes in pre-foreclosure status. While surprising to some, it is simply a function of better times going bad- we are no more exempt from life than anyone else.

First, let me suggest to readers that the rapid decline of markets here and elsewhere has thrown some sellers for a loop- the speed at which pricing went from astronomically high to more a more attainable level was a surprising event. While most residents of this picture perfect summer get-away are safe from harm, many individuals, for any number of legitimate reasons, find themselves unable to sell property for an amount that would permit them to escape this temporary national trend.

If you find yourself in a situation that requires immediate action, there are a number of sites from which you can obtain information. Begin with legal advice. From the privacy of your home, you can understand the process of foreclosure at www.FreeAdvice.com. While this will not replace speaking with your own attorney, you will be able to better understand what your attorney is advising with a preview of terms. Your loan amount is in direct correlation to your present situation and inability to meet the mortgage obligation. The very next call should go to your lender. Many lenders will work with you to avoid a costly foreclosure action- it is critical that you alert your attorney and your lender the minute you foresee that making that next payment isn’t going to happen.

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May 1, 2007 Posted by Laurie Mindnich

Timing is everything in real estate. The good news is, the market will be back. The bad news is that we appear to be in an extended downswing. For those of you that are comfortable and in it for the long haul, you’ll be rewarded. For those of you that need to sell, it’s critical that you be cognizant of the fact that the market is lower, period. As a result, you need to be very discriminating when developing your own comparable analysis- emotions have to be discarded at the beautiful new front door that isn’t going to pay you back. But it may get someone into the house favorably.

Buyers are still going to operate on emotion. The difficulty is in determining what motivates them.

It’s their ball field now, and they are being encouraged to find the home run. Unfortunately, part of the hunt is the price, and they are not going to pay what they feel is “too much”. They are looking at statistics themselves; they are reading the paper. The multi-list service is readily available, and they can come to their own “give or take” conclusions through that venue, or any number of emerging websites. A few years ago, a seller could price it at the highest point, get it, and regret not waiting a few months for a further increase.

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