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Three New Home Listings in Sacramento Metro
As a Sacramento real estate agent who lists a lot of homes, I’ve got to replenish inventory that closes with more homes for sale. It’s the same with anything in life. If I run low on milk, for example, I might have to stop by the store on the way home and pick up another carton. I apply the same principle to items in my own home. If I buy a new piece of furniture or article of clothing, something else must go out the door. It’s a system of checks and balances. It also means after a few homes close escrow, more homes had better go on the market or this agent would soon run out of homes to sell.
Fortunately, the replenish system has been working well for me. I love to sell homes, even if I have to sell homes twice. You’d kind of expect that to happen in a short sale but not in a regular real estate transaction. Two homes that should have closed escrow last month did not, and they canceled. Both were traditional sales involving buyers who could not get a loan at the very last minute. The files sat in underwriting and were spit out. Denied.
Both sellers were understandably distressed and dismayed. I get their pain. In one situation, I told the seller that I was confident we would put the home back on the market, sell it for more money, and he’d look back at this particular cancellation and say it’s the best thing that could have happened. That was my intuition talking.
I love it when my intuition is right. It generally is, and I can rely on it. That’s exactly what happened, too. The next buyer paid cash, no appraisal. In the other sale, the replacement buyer had written a contingent offer. Sellers are often wary of contingent offers, but they can also be used as a benefit. And the contingent offer buyer removed the contingency within a couple of weeks and closed as well. Both of these escrows closed on Friday.
I’ve replaced these two sales with three more listings: An energy-efficient home in West Sacramento near the river at $240,000. An Elk Grove home, updated kitchen with granite counters, new appliances and wood floors, featuring 4-5 bedrooms, more than 2,700 square feet, turn-key ready at $395,000. These homes are open for viewing this afternoon. And last, but not least, a short sale home in Sacramento near Calvine, offering allergy-free floors, 3 bedrooms, formal living room with a brick fireplace and cozy family room at $225,000. Check out my new listings:
142 4th Street, West Sacramento, CA 95605
Why Photos Matter for a Sacramento Home Listing
A client implied a while back that this Sacramento real estate agent has other sources of income primarily because I am a real estate broker. It occurred to me how little the public knows about the real estate profession. They talk to friends who feed them misinformation. Being a real estate broker means I am held to a higher standard of knowledge, which can result in a higher level of personal liability, actually. But it doesn’t equate to a higher commission check. I still work for Lyon Real Estate, which has its own broker.
Moreover, sometimes sellers think that we real estate agents have a magic wand for selling their home. That we are going to do something special, out-of-the-ordinary or spectacular like fly the Goodyear blimp over their home and drop ch-ch-ch-cherry bombs or give away a free BMW. They figure we know just what to say to make that buyer whip out the checkbook and write an earnest money deposit.
The truth is buyers do whatever the heck they want to do. And I’m seeing a lot of them pause and reflect before writing an offer, which is excellent news. Impulsive purchases can lead to buyer’s remorse and cold feet.
Last spring, I’d receive offers from buyers before I even noticed their agent had shown them the home. I try to check MLS every night to follow up on my listings. Now, I see offers coming in a few days after a showing. So, either buyers are looking at more homes before making an offer or they are taking their time to consider which home they want to buy.
When I put a home on the market, I like to tell myself that it’s my carefully crafted description of the home that is motivating a buyer to go see it. However, we all know it’s the photos. Because you can’t sell a home online. The only thing a listing agent is doing by putting a listing on the online is motivating a buyer to want to see that home. You can’t sell a home if you can’t get a buyer inside of it. Photos entice a buyer. Photos tell a story. Photos speak a 1000 words. Photos deliver a message. Photos matter for a Sacramento home listing.
When a seller lists with Elizabeth Weintraub, the seller also receives professional photography, shot with a Nikon and not a cellphone camera. I use PhotoShop to brighten and color correct. Sellers like my photos so much that they often ask me to make them a CD at closing, which I gladly do. I’d like to photograph your home, too! In fact, I’m off this morning to shoot a home in Elk Grove. Call me at 916 233 6759.
A Sacramento Real Estate Agent’s Words and Photography
Almost every Sacramento real estate agent who knows me realizes that I will help out other real estate agents when they’re in a pickle. If they need my help or advice, I’m generally available to give it to them. I’m not sure if it’s my sense of responsibility to the profession, the fact that I’ve been in the real estate business for almost 40 years, or if my willingness to reach out to other real estate agents is because I might have been a teacher in an earlier life if it had paid enough, which it doesn’t. (It’s appalling how poorly paid teachers are, the backbone of our society.)
That’s why it’s puzzling when I see a Sacramento real estate agent swipe my content or photographs and try to use my personal creations as the agent’s own without permission. It’s even more confusing when an agent in my own company plagiarizes, but it happens. We’ve got almost 1,000 agents and I don’t know all of them — although, last year I ranked as the #2 agent, a top agent at Lyon. Here is an instance that occurred recently.
Earlier this year, a seller came to me to sell a home. It wasn’t located in the Med Center but this seller wanted to receive the higher Med Center prices. Another agent probably would have refused to accept such a listing, but I try not to be that judgmental. Plus, I liked the seller. Sellers can change their minds down the road, a rogue buyer can pop up out of nowhere, real estate markets can change with the wind; I just want to help and be the Sacramento real estate agent who sells it.
I developed an extensive marketing plan designed specifically for this client, put the home on the market, and a short while later the seller received a very fair offer and rejected it. At that point, a prominent party in the seller’s life pushed the seller to change agents. Or, that was the story. It doesn’t matter. I will always cancel a listing if a seller asks me to do it — which is so rare I can pretty much count on one hand the number of seller-requested cancellations. Other agents will often make a seller stick to the term length of the listing, but not this Sacramento real estate agent. There’s no point. Not to mention, I prefer to generate tons of glowing Elizabeth Weintraub reviews.
This morning, I spot the listing pop up again in MLS in my daily hot list. I’m perusing the marketing comments, and they sounded so familiar to me. Why, those marketing comments were something that I would write. I can recognize my own prose because I have my own definite style.
It was odd, I thought, when the seller asked a few days ago if the new real estate agent could use my photographs. If the agent needed my photos, the agent needs to ask me, which the agent did not. If a client wants my photography, I gladly supply a CD of my professional photos at closing. I use a high-end Nikon digital camera with a Tamron 18 / 24 wide-angle lens, and I’ve sold some of my photography to newspapers over the past 40 years. I’m proficient with Photoshop. My photographs make a home sparkle and shine! No wonder the seller coveted the home photos.
I suspect some sellers don’t give us enough credit for what we agents do. They don’t really understand that when they hire a Sacramento real estate agent, they are hiring the entire package. They get top-notch photography and my years of marketing experience to write the ad copy, on top of my excellent, says my clients, communication and negotiation skills. It doesn’t mean another agent can snatch my photos nor my words.
I’m sure there will be some lame excuse from the agent simply because I called the agent on it: I ran out of gas, I had a flat tire, I didn’t have enough money for cab fare, my tux didn’t come back from the cleaners, an old friend came in from outta town, someone stole my car, there was an earthquake — a terrible flood, locusts, it wasn’t my fault, I swear to god. (Excuses Credit: John Belushi.) I wrote to the agent this morning to say I had no idea my words were so brilliant that she needed to copy them word-for-word.
If the agent is that desperate, the agent can have my words. That which I have been educated to do and worked for years to perfect. Just take it. The agent obviously needs it or the agent would not have swiped it. If the agent were standing on a street corner holding a sign that said I don’t want to work, I’d still throw the agent a $20 bill.
If you want the real thing, the whole package, a Sacramento real estate agent who knows how to sell your home, including how to market it, then call Elizabeth Weintraub. Don’t try to hire a substitute.
How Much Commission Does a Sacramento Real Estate Agent Charge?
How much is your commission? That’s not what I want to hear when I answer my phone. There is no, Hello, Elizabeth, how are you? None of that pleasantry. Not even an introduction, My name is David Stupido and I want to sell my house. Nope, some of these potential sellers act like they are calling Target to inquire about the price of milk in aisle 3. Except they would be more polite if they were calling Target.
You know who is to blame for this attitude? Not the public. The guilty culprits are real estate agents and our trade associations, including the newly formed Bureau of Real Estate in California. Everybody is so busy bending over backwards trying to protect the consumer by informing the consumer that commissions are negotiable, that it’s become too big of a deal. We have turned commissions into the center focus. When it is the sole identifier as to why a seller would pick an agent, we have a problem, Houston.
What is says about the real estate profession is that all agents are identical. We’re all the same. There is no difference among real estate agents.
All of which is completely untrue.
What a seller really needs to know is what will her real estate agent do for her? How will she market her home? What factors will she use to determine price? How can she be assured she will get the highest price she deserves to receive? How long has the agent been in business — does the agent have recommendations / reviews from satisfied clients?
A really good agent doesn’t cost a thing. A really good Sacramento real estate agent does such a superior job you would pay her more than the commission she charges. A difference of a point or two in commission doesn’t mean a thing when you’re taken to the cleaners by an agent who does a poor job. Don’t be penny wise and pound foolish. If you want a discount agent, don’t call a full-service agent and expect full service. Even Target won’t give you a discount on milk.
Pricing a Home in Sacramento Ahead of the Curve
Pricing a home in Sacramento ahead of the curve is the strategy a few select Sacramento real estate agents are offering to today’s sellers. It means pricing a home where you think the market is heading and not where the market is now. This strategy doesn’t work so well if the home is difficult to sell or is unique. It works well in areas of high demand where buyers are lined up the minute a home goes on the market — in places like Natomas, Elk Grove and Lincoln.
In Elk Grove today, you can pretty much walk the line of buyers with an order pad and pen, asking each what they will pay for this home in Elk Grove advertised at $185,000. Guy first in line might say $200,000. Tear off a ticket and write $200,000 on it. Woman behind him will smirk and promise she’ll pay $220,000. Tear off a ticket and write $225,000 on it. Couple behind both of them will trump those offers and, my goodness, they’ll pay $250,000. And so it goes. Throw your pad and pen in the air. Nobody has any regard as to whether the home will appraise when push comes to shove. They’re just thinking about their mortgage payment.
Why? Because every $10,000 increment at 3.5% interest equates to an additional $45 per month. If the home would appraise, a buyer could increase an offer by $50,000 and pay only an additional $225, less than, say, an HOA fee. Buyers don’t know how real estate works. They don’t understand that an appraiser will need to find solid comparable sales to justify a price that is $50,000 higher than any other home near it. And if they do understand, they are hoping that when the appraisal comes in less, the seller will lower her price.
A price ahead of the curve might be $225,000. Because in 30 to 45 days, there might be comparable sales at that price. Of course, you won’t get a ton of buyers. You probably won’t get multiple offers. None of that excitement. But you might get 2 offers, and one of those will be an offer you can take. All you need is that one offer from one committed and qualified buyer at a price that will close escrow. If you need more information on pricing a home in Sacramento, call Elizabeth Weintraub at 916.233.6759.
