Tag Archives: Flat Fee Mls Buffalo NY

Getting started with List2Move

Last thing you do is pay…so go ahead and start building your listing today…!!!!  List2Move.com

Watch this video and get started.  You can list any property; Residential, Land, Commercial, Town House/Condo, and even Rentals!  We teach you how do do what your real estate agent does and we are always there for you if you have any questions! Continue reading

Why selling home by owner makes so much cents!

Selling by owner has evolved to the point where it is taking market share from traditional brokers.  Why, you might ask?  Because it has gotten to the point where it is easy!

Let’s face it….

  • You’re going to show your property either way and in many cases, while your agent is out getting new listings or at their kids softball game, you are going to open up.  And it’s hard to hide when your face to face with a buyer.
  • You’re going to negotiate either way, but you already know what your bottom line is and not having the overhead of a middleman can put you in a much better competitive position to negotiate.  It is all about dollars and cents here.  If you have more to work with you are simply in a better position to negotiate.
  • The forms are just fill in the blanks so most people know where to put the price offered and the closing date.  This isn’t rocket science especially when help is a phone call away, if you are with List2Move.com
  • Qualifying buyers is as simple as asking them, “have you been to the bank?” and finding out where they bank.  That’s what the pros do before they let anyone in the house.

The bottom line is….

In order to compete with the “full service” Realtors you need access to their local tools and only List2Move.com can get you there through it’s patent pending MLS listing machine.  Give yourself the edge for a fraction of the cost and list your property on List2Move.com.  If we don’t have an affiliate where you list we will interview a like minded broker who will assist you!

 

 

Don’t Confuse a Repair with an Improvement

We get these questions all the time.  Should I replace windows, roofs, garage doors etc… My response is usually, “if it is not broken, don’t rebuild the house!”  For Sale by Owners should always use common sense!  If the window is broken you can replace the glass but you don’t have to replace the fixture.

 

From Investopedia.com.

Unfortunately, not all home expenses are treated equally for the purpose of determining your home’s basis [for tax purposes]. The IRS considers repairs to be part and parcel of home ownership –something that preserves the home’s original value but does not enhance its value. This may not always seem true. For example, if you bought a foreclosure and had to fix a lot of broken stuff, the home is obviously worth more after you fix those items, but the IRS doesn’t care — you did get a discount on the purchase price because of those unmade repairs, after all. It’s only improvements, like replacing the roof or adding central air conditioning, which will help decrease your future tax bill when you sell your home. For gray areas (like remodeling your bathroom because you had to bust open the wall to repair some old, failed plumbing), consult IRS Publication 530 and/or your accountant.

You need to be in front of the Buyers!

Are you marketing to all the buyers?

There are only 4 types of home buyers!

1. The buyer in a hurry.   This is a buyer that is ready to buy today! They may be moving to this area because of a job transfer, or have already sold their present home and need to find another one fast, or they may just be the kind of people that like to make quick decisions.  These buyers are typically pre-qualified with a lender and almost always work with a Realtor.  They don’t have time to drive all over town trying to track down a home to buy.  Since 97% of the homes for sale are listed with Realtors, these buyers know it’s just easier to get help from a Realtor.

 

2. Those Not in a Hurry.  This type of buyer is serious.  They may be first time home buyers, or have just recently put their current home on the market, but don’t have a buyer lined up yet.  This type of buyer is also prone to working with a Realtor.  They THINK that working with a buyers agent doesn’t cost them any money and if they are first time home buyers, they may feel helpless and need someone to walk them through the process and protect their interests.

 

3. The Investor.   This type of buyer is looking for a steal.  Their idea is to find someone that’s desperate to sell so they can buy the home at a steep discount.  This type of buyer is almost never pre-qualified with a lender so you’ll never really know if they can actually afford to buy your home, but they’ll tell you it’s not a problem.  If you advertise your home on Craig’s List, you will get calls from the Investor.

 

4. Tire Kickers.   This type of buyer is a time waster. They can’t afford to buy because of bad credit or no money, but they won’t ever tell you this.  They like to spend their weekends just looking at homes and wasting your time.  They’ll tell you they love your house and ask all kinds of questions.  They’ll get your hopes up, but after they walk out the door, you’ll never hear from them again.  When you call them, they’ll have some excuse of why they’re “not ready to buy right now” or they’ll say, “We’re still looking”.

Conclusion:

If 97-98% of all the homes for sale in this area are listed with real estate firms, where do you think the serious buyers most likely to go?  That’s right, the MLS or a Realtor or Homesteadnet.com, or List2Move.com or Realtor.com or Nothnagle, or Hunt or Remax…..you get the picture.  POSITION YOURSELF FOR SUCCESS BE WHERE THE SERIOUS BUYERS ARE AND GET ON THE MLS.  List2Move it and get it sold!

For Sale By Owner using Realtor’s tools in Rochester, NY

Sellers are saving $1000′s

 

Selling your home as a FSBO or For Sale by Owner in Rochester NY is so much more efficient than it used to be, thanks to List2Move.com.    Today any For Sale by Owner of any type of property can tap the most efficient selling tool available to any real estate professional, all from their home computer and not have to pay the big commissions to do so!!!  The tool we are referring to is the number one tool used by all Realtors called the Multiple Listing Service (MLS).

List2Move Open House Sign

Get Listed to Move

So what is the MLS?


It is simply a private database that is shared amongst members, and makes an offer of compensation (which is your money as commissions) in return for cooperation.  It has evolved into the number one marketing tool for bringing buyers and sellers together.  Syndicating of listings through the MLS is mostly automatic…. however, Roxwell Properties in Rochester, NY actually pays Realtor.com to get better placement for it’s customers

 

How does it work?

 

Thanks to List2Move.com property owners going FSBO today have total control when marketing their homes when using List2Move’s proprietary database driven website.   It is a matter of logging in and building your listing.  The last thing anyone does on the site is pay.  That’s  when you go live.  FSBO’s control just about everything when marketing their property; price, status, commissions, public remarks and more without ever leaving their desk!  They are basically their own listing agent after paying List2Move.com for the use of its infrastructure which mirrors the same database used by Realtors.

What makes this efficient is that once the homeowner has input their property information, List2Move.com transfers it verbatim to Roxwell Properties, Inc., who then pastes the data, including photos into the Multiple Listing Service.  The listing is then syndicated to hundreds of websites, including all of the major real estate portals including, Homesteadnet.com (Rochester, NY), 2Findyourhome.com (List2Move Buffalo), CNYRealtor.com (List2Move Syracuse),  Realtor.com (America’s largest national real estate website).  And because local brokerages have what they call an IDX agreement which allows brokers to market other brokers listings, your listing shows up on all the local real estate broker’s websites as well.  This includes Re/Max, Century 21, Prudential, Nothnagle,Hunt Realtors. and more  This gives For Sale by Owners a huge advantage.

The other major advantage of getting on the Multiple Listing Service using this Flat Fee MLS service with List2Move, is that you only have to offer a dollar to a cooperating brokerage.  That means you can still have all the benefits of being listed in the Realtor database for virtually nothing!  The exposure is humongous!  You can always offer more to a buyers agent, it is totally up to you, but having the control over the commissions, is something customers really like.

Adding the commission to the purchase price

This could be a first. Could times actually be changing?

I got a call this evening from one of our newer listings who had an offer brought in by a real estate agent.  This agent obviously saw in the MLS (database) that our client was only offering $1.00 (one dollar).  But to the agent’s credit, she didn’t moan and groan about how the seller has to pay her commissions. Instead she counseled her buyers, explained the situation and wrote the commission into the offer.  This is called being a PROFESSIONAL.  She was upfront and honest with all parties involved!

 

So we talked about the offer, and it was legit.  Good price, good closing date, good time for financing etc, so basically, it was a “clean” offer.  But I could tell the seller was interested in the win/win her and for this agent.  They weren’t quite at their price and the agent wanted her 3% commission.  The answer to me was simple, just add the cost of the commission to the price that the seller wanted in a counter offer.   I explained that this is done all the time when buyers need help in the form of seller concessions.  The client went on to explain that the agent was very “nice” and accommodating and that she had communicated several time since she brought the buyers in.  And before we ended our conversation, I got the feeling that the sellers liked this agent and maybe they weren’t going to counter with the full 3%.

 

We are going to find out sooner than later, but if I were to guess…I am thinking the sellers are going to counter less then the full cost of the commission and pay it.

 

What about grouping your showings?

I was talking to one of our clients this afternoon and she was concerned because she had a showing set up tomorrow at 5:15pm and another agent had just pushed his way in the door at the same time.

At first I could understood her concern, but after a second to process this, I thought it was great!  It brought back memories of me showing my apartments across town to perspective tenants all at 6pm so I didn’t have to make a million trips.  What happened, if they all showed up on time, was a competitive feeding frenzy.  Tenants competing for my rental apartment.  I loved it.  Still do it today.

Years ago I helped my brother in-law sell his home in Irondequoit.  I remember pricing it high for even a good market.  When we had our first Open House, there were lots of buyers in the house at the same time, so jokingly I told them we were looking at offers at 7pm.  Sure enough, we had two offers that night.  It was a scramble.  The first offer was at list price and the second was 5K over.

Hmmm, wonder which one we accepted.  This is more psychological than anything else but guess what?  It works, sometimes.  Think about it.

Real Estate Forms-Rochester, Buffalo, and Syracuse NY

These forms are free to List2Move.com customers.  So go ahead and register now.  Only pay when you you go live!!!!

NYS required real estate sales forms

 

OK, the purpose of posting these real estate forms is to help you sellers sell by owner and save money!

These are the same forms that real estate agents in Rochester, NY use.  They will also be available on the List2Move.com Rochester, Buffalo, and Syracuse NY site.

****Available now to List2Move clients in your Account under Legal Forms*******

 

If you look at any of these contract forms they are all ‘fill in the blank’ because real estate agents can not practice law.  So you don’t need a degree in Rocket Science to fill one out.  List2Move clients can access the broker 24/7 for any questions regarding these forms.

Forms are broken down like this

  1. Contracts-covering the general agreement
  2. Addenda-further spelling out the agreement
  3. Disclosure-forms that are sometimes legally required

When the contract is delivered to you from a buyer it should have the purchase and sale contract with the corresponding addenda (Such as Engineers Inspection details or FHA’s ‘All Parties Agreement) and you will add to it Lead Paint Disclosure if applicable or even maybe a property condition disclosure. See what John Blyth, top real estate attorney, said about property condition disclosure.

 

1. Contracts

Contract-Purchase and Sale-Residential-This is what the buyer’s will present you.

Contract-Purchase and Sale-Manufactured Housing

Contract-Purchase and Sale-Vacant Land

Contract-Purchase and Sale-Condo/HOA

Contract-Continuation of Purchase and Sale Contract-Used when you run out of paper during counter offers etc.

 

2. Addenda to contracts- further spell out the agreements

Addendum-All Parties Agreement for FHA/VA financing

Addendum-Buyer’s Notice Conditional Removal of Contingencies

Addendum-Buyer’s Notice of Removal of Contingencies

Addendum-Lead Compliance (Seller’s-Required if built before 1978)

Addendum-Lead compliance for Leasing of Properties (Landlords)

Addendum-Mortgage Assumption (If you are going to let someone “assume” your mtg)

Addendum-Property Inspection (ex…Engineers Inspection)

Addendum-Seller Financing

Addendum-Transfer of Title Contingency (When your buyer has to sell their home to buy yours)

Addendum-Utility Surcharges

Addendum-Well and Septic Services

 

3. Disclosure

Addendum-Disclosure Notice for All Residential Property in Wayne County

Protect Your Family From Lead In Your Home Pamphlet

Bump Notice to Buyers

Cancellation and Release of Purchase and Sale Contract

Personal Property Agreement

Property Condition Disclosure for COMMERCIAL Properties

Property Condition Disclosure RESIDENTIAL properties

 

4. Other

Open House Sign In Sheet

Real Estate Rebate Check Cut in Pittsford, NY-Just Smart

Last month we cut our first rebate check of  the year!  Buyer bought a $265,000 home and got a sweet rebate check of $3975.00 after closing!

Not something you see everyday!  A real estate broker coming to your door with a check for thousands of dollars!

These people worked the system so well on both ends of the deal that they saved over $10,000 in commissions easily!

If you are buying, you are going to a lot of the work yourself so why not get paid to do it?  It is about savings, it is about keeping your money, it is about being smart.

In her own words