Lisa and Jim's Northern Nevada Real Estate Blog: August 2008

Here's an inspiring quote for Bob Proctor's "Insight of the Day". 

"If we are basically positive in attitude, expecting and envisioning pleasure, satisfaction and happiness, we will attract and create people, situations, and events which conform to our positive expectations." 

Shakti Gawain

Author of  Creative Visualization

Shakti Gawain is one of the first authors that I ever studies in the art of visualization.  Her writings are classic. 

I actually first began reading her books in 1987.  This was pretty "woo-woo" stuff for most folks back then!  A well known business coach and Real Estate Agent from Big Bear, California, Tim Wood, spoke about her at a Coldwell Banker Conventions that we attended.

Her books and tapes are awesome and I have recommended them for years. 

For additional information from "Insight of the Day" .

Best wishes for a wonderful and prosperous day!

Sounds like you have an astute business person for an agent... congratulations.  We have often discussed the agents that will list at any price because they are either:  a. ignorant and thrilled to finally have a listing to work on, or b. they are going to take the listing and beat you up week after week for a price reduction.  The smart agent knows that an overpriced listing won't sell, and ultimately it will have a detrimental impact on the Market and the property itself. 

The matter is actually more involved for the savvy agent, the good business person that understands not just the mechanics of the industry, but the fact that it is, indeed, a business.  Despite the perception of the uninformed public that all a listing agent does is put a sign in the ground and put the property in MLS, there is a lot more to it.  When a homeowner signs a listing they agree to pay the agent a selling fee when the agent has performed ... not just procuring a Buyer, but actually closing the escrow with the Buyer.  

When an agent lists a property they are committing to a substantial financial investment.  In our particular market area, Northern Nevada, Just taking a listing actually costs the agent around $2,000 of hard money... without the extra stuff.  Then there are ongoing monthly carrying costs in the neighborhood of $400 per listing.  That figure will vary according to how many listings the agent carries and what his monthly operating costs are, i.e.- if an agent has ten listings and a monthly base cost of operation of $5,000 his monthly cost per listing is $500.  If it takes six months to sell your home, a neutral market (not Buyer or Seller), the carrying cost is $3,000.  The agent's cost is now $5,000 without a guarantee of any return.  If you have a $300,000 home and their side of the fee is 3% they will gross $6,000.  Now you know that the net is only $1,000 for their personal expenses, i.e.- taxes, house payment, food, utilities, recreation... life. 

Some agents might take a listing for the sign placement if you have a highly visible property.  That is an old school thought for there are fewer sign calls these days with the proliferation of the Internet in our industry.  If your agent is taking the listing too high you might be an unwitting victim ... and so is the agent.  They are only fooling themselves as to their actual benefits of the listing, and they aren't serving you well. 

Our Advice:  Even in a traditional office where agents don't pay as many direct costs, they still pay as their broker receives a larger portion of the selling fee.  Many agents, regardless of their fee-split arrangement, don't know they are in business.  Be careful with such an agent when considering them to list your home.  If they can't manage their own finances properly how careful will they be with yours... your money... when it comes time to negotiate on your behalf and to protect you through the escrow process that is fraught with financial traps?!  There is no "let's just try it", or "they can always make an offer" since marketing times have gone from a week to nine months on average.  The costs and risk are just too high to put your hook in the water on a whim. 

An agent must protect your property and investment as well as their time and financial expenditures when they take a listing.  The art is to price it right - to get you the most possible in a reasonable period of time.  Experience is Priceless!  Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472, carsonvalleyland@hotmail.com, www.carsonvalleyland.com

Megan Gebhardt is a fellow REALTOR, a friend, and a huge horse advocate in our community.  This abandonment is just the latest to occur in our small community, I believe it, unfortunately, may be just a sample of what is in store for these poor animals and the wonderful people who try to help them. 

As economic strings tighten, it is increasingly harder to feed and house large animals and some poor folks are faced with turning their equines loose rather than watch them starve.  The sad reality is that these domestics aren't fit for survival in the wild and search and seek out the more familiar habitat of local ranches rather than head for the hills! 

A recent rescue was well documented ...  Starving horses getting stronger ... Rescued horses at home in Fish Springs ... Starving horses get storybook ending ... in our local paper.

As horse owners and animal lovers we are saddened to see these drastic situations.  We support the kind generous folks who open their homes and hearts to these four footed unfortunate souls.

Carson Valley Vacant Land Sales for First 6 Months 

                                                                Units

2002                                                          529    

2003                                                          500                -5.50%

2004                                                          688                37.60%

2005                                                          522                -24%

2006                                                          350                -33%

2007                                                          285                -18.60%

2008                                                          251                -11.90%

Carson Valley Residential Sales for First 6 Months of Year

                                                                  Units

2002                                                          667    

2003                                                          742                11.20%

2004                                                          914                23%

2005                                                          884                -3.30%

2006                                                          540                -39%

2007                                                          308                -43%

2008                                                          136                -56%  

Carson Valley Residential Sales By Price Range 2007 VS. 2008

                                                         2007              2008             

0- $100K                                            2                    2                   

$100-$200K                                        12                  41                  242%

$200-$300K                                        80                  102                27.50%

$300K-$400K                                      75                  48                  -36%

$400K-$500K                                      41                  32                  -22%

$500K-$600K                                      30                  10                  -67%

$600K-$700K                                      20                  5                    -75%

$700K-$800K                                      10                  5                    -50%

$800K-$900K                                       8                    0                   

$900K-1MIL                                         2                    2                    0%

1 MIL                                                  5                    4                    -20%  

285 251 -11.90%