Calgary's Incredible MLS® System Describes exactly how the MLS® System works and how easy it is to make your listing stand out from the crowd... Why You should Hire Ted Describes exactly why I'm different and how I'm able to consistently get superior results for both sellers and buyers... Calgary Market Update Real information on what's really happening in the Calgary Real Estate market. Statistics and commentary updated by Ted every month... Home Staging Tips Great information for sellers. Updated monthly courtesy of Karyn Elliot at Crazy House / Albertine Design... www.TedsHomes.ca Check our Ted's new site with Ted's Listings, Ted's Monthly Rant, etc. |
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HOW TO MAKE YOUR LISTING STAND OUT FROM THE CROWD
Most people take our MLS® system for granted. They don't realize that it is one of the most sophisticated and powerful MLS® systems in the world, costing literally millions of dollars to develop and maintain (funded entirely by Calgary's licensed REALTORS®).
What you see on the surface at MLS.ca is only a tiny fragment of the MLS® system. The real power of the system goes on behind the scenes, where each and every one of Calgary's 5,000+ licensed REALTORS® has full access to a highly effective and extremely powerful database system.
For example; automatic e-mail notification. This feature allows REALTORS® to instantly notify potential buyers every time a new listing is posted that matches their search criteria, completely automatically! It's so easy to set up, I'll gladly do this for anyone with absolutely no obligation whatsoever. Just give me a call (403-973-9730) or send me an e-mail with your search criteria. You are not required to use me as your REALTOR® (but you can if you want to).
Can you sell your home without the MLS® system? It is possible, but you simply cannot come close to the exposure that the MLS® provides. After all, our 5,000+ REALTORS® use the MLS® system almost exclusively for any information they need about any property that is currently listed.
As for potential buyers, the vast majority of serious, qualified buyers are willing to pay a fair price for the convenience and security of dealing through a licensed Real Estate Brokerage. That's why most serious qualified buyers never look outside of the MLS® System.
So, obviously, if you want your listing to have the greatest possible impact, you must be on the MLS® system.
But... It's not just being on the MLS®! It's being BETTER than your competitors who are also on the MLS®!
Don't kid yourself. The REALTOR® you choose will have a tremendous impact on the potential success or failure of your listing. One of the most important skills a REALTOR® can possess is the ability to differentiate your listing from your competitors on the MLS® system. Know this:
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Today, the INTERNET is where almost all potential buyers begin their search.
Because the MLS® system is the original source of information for every website that will display your listing, the MLS® system is by far the most likely original source of information for the future buyer of your property.
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The planning and preparation you do BEFORE you list will have the most significant overall impact on your bottom line.
That's why all my clients get a free consultation with one of Calgary's most talented and sought-after Interior Designers; a specialist in Home Staging (the art of merchandising your home).
She shows you how to get the WOW!-factor in your home that will clearly differentiate you from your competitors. This process utilizes your existing furnishings and usually involves only a very small expenditure for "props" that you will keep for your next home.
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The PICTURES (on the Internet) are more important than the WORDS.
Potential buyers look at the pictures first. If they don't like the pictures, they won't read the words (and they won't view the property). Despite this fundamental truth, I am one of the few REALTORS® in Calgary who uses a professional photographer!
Are you OK that your REALTOR® (an amateur photographer at best) takes the marketing pictures of your home? What about getting your Aunt Jean to take your wedding pictures?
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If they like the pictures, then they'll read the WORDS.
Does your REALTOR® have the skill to write a compelling story about why potential buyers should view and buy your property?
The words can make your home sound like every other listing (typical), or - if your REALTOR® is a skilled writer (rare) - the words can have a powerful influence on the decision-making process (whether to view the property or not).
The main purpose of the MLS® system is to generate showings! The more showings you have, the more likely it is that the right person will view your home and make the decision to buy.
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The decision to buy a home is 90% EMOTIONAL.
Professional staging, photography and writing all contribute towards the superior presentation on the MLS® that will influence potential buyers to want to view your property in the first place.
And once you've generated a showing, your professionally staged home will have a remarkable psychological impact on the buyers.
They may have seen several houses that have suited their needs. But your home is different. It feels better than the other houses. It feels like home.
Everyone needs a place to live but the decision to buy (or not), is usually based on wants and emotion.
Your REALTOR'S® understanding of this concept and how to use it to your advantage is probably the least talked about, most under-used, and most important concept in Real Estate today.
The truly great REALTORS® understand the power of the MLS® and they have both the desire and ingenuity to take full advantage of it.
I've come to learn that the MLS® system is by far the most likely source of a buyer for your property. Nothing else even comes close.
For example, let's take a look at advertising listings in Real Estate magazines and newspapers. Actually, almost all these advertisements draw their information directly from the MLS® system! But then they have to wait for publication and distribution, long after the information has been readily available on the original (and complete) source of information.
REALTORS® still advertise in magazines and newspapers for the exact same reason that they advertise on bus benches, note pads, etc. It's simple top-of-mind name recognition. There's nothing wrong with that, but the fact is that advertising listings in magazines and newspapers almost never results in a sale of the property being advertised.
If you've read this far, by now it's as obvious to you as it is to me. Of course the MLS® System is the most likely original source of a buyer for your property! Nothing else even comes close! So why is it that most REALTORS® seem to put so little effort into making your listing stand apart from the crowd on the MLS®?
I don't know. But I intend to continue raising the bar.
Isn't it clearly better to have a full Team of Professionals rather than any one individual REALTOR®?
For example, I know I'm a good writer but I also know I'm not a Photographer and I'm not a Home Stager. That's why I hire other professionals to fulfill these crucial roles. They're simply better than me at these important tasks. Meanwhile, I concentrate on my own key strengths; marketing, negotiating, and customer service.
It's the quality of the people on the team that make all the difference. It's how we all work together towards the same common goal. And it's the intangibles. It's the competitive desire to be better than everyone else. To me, that means that my listings sell quicker and for a higher price.
I've proven it now. Give me a call (403-973-9730) and I'll show you what I mean.
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WHY YOU SHOULD HIRE ME TO LIST YOUR HOME
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I truly understand the power of the MLS® System and I have the desire and ingenuity to take full advantage of it.
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I understand how critical it is to prepare your home before you expose it to the public. That's why I include a free consultation with one of Calgary's most talented and sought after Interior Designers who specializes in Home Staging (the art of merchandising your home before it is exposed to the public).
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I understand how vitally important the pictures are. That's why I use a professional photographer on every listing.
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I know how to write a compelling story about why potential buyers should view and buy your property.
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I've received numerous awards in my career. Here's some:
That means I've achieved some milestones that very few REALTORS® ever achieve. But what it really means is that I know how to get the job done.
Why You Should Hire Me to Help Buy Your Next Home
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I'm candid and open. I will tell you all the good things and all the bad things about every home we see. I consider this to be my personal responsibility so that you can make an informed, intelligent decision.
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Making the decision to buy is your responsibility. However, I will give you all the information you need to make the right decision. And, I will speak up if I think you're making a decision you'll regret.
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I understand that different circumstances require different negotiating strategies. Sometimes you need to play hardball and sometimes you need to be more conciliatory. I know how to read the situation to get you the best possible price, whatever the circumstances.
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Looking at houses is the most enjoyable part of my job. I love it! I'll happily show you as many houses as it takes until we find the home that is right for you and your family.
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Calgary Market Update - May 2009
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SINGLE FAMILY |
Mar-08 |
Apr-08 |
Mar-09 |
Apr-09 |
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Month End Inventory |
5,957 |
6,881 |
4,369 |
4,130 |
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New Listings Added |
3,493 |
3,377 |
2,023 |
2,010 |
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Sales |
1,418 |
1,363 |
1,086 |
1,290 |
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Average Sale Price |
474,513 |
474,564 |
420,513 |
426,311 |
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Median Sale Price |
420,000 |
420,000 |
375,000 |
380,000 |
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CONDO |
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Month End Inventory |
2,781 |
3,214 |
2,052 |
2,043 |
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New Listings Added |
1,561 |
1,493 |
903 |
967 |
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Sales |
565 |
581 |
446 |
579 |
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Average Sale Price |
312,620 |
312,586 |
284,056 |
277,953 |
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Median Sale Price |
293,000 |
290,000 |
260,000 |
251,000 |
All statistics reported above are for "Calgary Metro" only (within Calgary City limits).
May 6, 2009
Here's your Calgary Real Estate Market Report for May, 2009.
The sales figures for April are very encouraging. 1,290 Single Family sales was a pleasant surprise - even for me.
Are we coming to the end of what has been a very long and tedious bear" Real Estate market?
Well, let's look at the facts:
1) It's a good sales number but just about anything decent would look fantastic compared to the previous six months;
2) Sales for April are still lower than last year (which was a poor month in itself);
3) YTD it's still the worst market since 1982-1983 (in terms of total number of sales per 1,000 population) - I have a chart to prove this; just ask for a copy and I'll e-mail it to you;
4) Out of the 1,290 total single family sales, barely 20% (266) were above $500,000. More than two-thirds of total sales were below $400,000. This clearly shows that the bulk of the activity is in the starter home" market. (It's still very slow in most other market segments.)
Not to be a downer here; just consider this a little dose of reality to temper the constant positive spin on the local Real Estate market you see and hear in the media. My point is that one decent month does not change the market.
Not that I don't understand how it's important to put a positive face on things when I'm talking to the media. Check out the CBC News tonight (May 6) after the hockey game...
There are lots of positive things to say:
1) The spike in sales in April is much higher than expected;
2) We're keeping a cap on inventory with a lot fewer new listings coming on the market, compared to last year;
3) Prices have come down a LOT already, prompting a lot more activity in the starter home market;
4) Interest rates are at an ALL TIME LOW - This is extremely important and it's the topic of Ted's Rant this month.
So there are positives and negatives, as always. It's very important to have a balanced perspective when it comes to predicting the market. Right now, it's too close to call.
The next 30 days will be very interesting indeed.
That's your Calgary Real Estate Market Report for May, 2009.
Ted Greenhough,
RE/MAX Realty Professionals
Note: The above commentary is the personal opinion of the author only and should not be construed as financial advice". The market changes from day to day. Always consult with a professional realtor® before making any decisions about Real Estate.
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Staging Tips ON THE HOUSE from CRAZY HOUSE Home Staging.
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Is Your Curb Appealing?
Now that spring, summer, not-winter is finally here, we need to pay special attention to our curb appeal in order to capture potential buyers at the onset - where first impressions begin. Great curb appeal translates directly into increased market value. Lack of curb appeal may translate into a drive-by or "next" on the web search.
Curb appeal is that subjective, intangible quality that has buyers thinking more emotionally than logically. We've all experienced it: you know, that singular moment when you drive up to a home and it's love at first sight. Something about it has your heart beating just a little bit faster. A house with curb appeal says that the owner cares. If the outside of a house looks well maintained with attention to detail, it follows that the rest of the house and its systems will be in tip-top shape. This may not be the case, but since emotion enters into buying a home, logic does not always rule. This doesn't mean spending a whole lot of money. With a little creativity and some effort, your home can become a - "yes, we want it".
Excerpts taken from:
Home Staging in 5 Easy Acts - The Home Staging Workbook to Help Sell Your Home for the Optimum Price Quickly available at : http://www.crazyhouse.ca/purchase.html
Exterior Dramatizing Ideas
Urn the sale. If John Keats had been a gardener, he might have overlooked the Grecian urn and waxed poetic about the garden urn. Serving as a repository for ferns and colorful flowers since the ancient days of Greece, this traditional garden planter has never really gone out of style.
These are the behemoths of the landscaping world. They are often used as a focal point in the garden to create classic style. Used on their own with no flowers or plants to detract from their beauty, they are a statement in themselves and the more ornate they are, the bigger the statement.
Practical as well as beautiful, the classic garden urn is certainly worthy of an ode and a place of prominence in the garden or on either side of the front door sporting generously overflowing greenery if there is space for them.
The front door - the home's handshake
The worst dressed door? - The one with a hinged metal screen door in front of it. Lose it or replace with a phantom screen.
Replace plain or old doorknob hardware with something more attractive. Consider changing out and updating your mailbox, exterior light(s), and house numbers with all finishes matching.
If you shudder at the cost of a new door, paint the front door an appealing color. The door color is often different than the other exterior colors, but all need to look good together.
Accessorize your outdoor space
Any decorative or garden items in the front and backyard should be made out of a natural material and in a neutral color as much as possible as to not distract, but to accentuate the landscaping and not be seen as clutter.
Source a local store such as Traders of the Lost Art for an incredible array of unique European garden statuary such as water fonts, birdbaths, stone basins, and hand-carved stone statuary to mailboxes, cast iron urns, corbels and garden benches. Remember, you can take these with you to your new home.
The "C" words - Clutter and Clean
If you have debris piled up along the sides of the house or elsewhere, get rid of it. The exterior of your home should be as uncluttered as possible. This includes cleaning out the garage (a major breeder of clutter). Be ruthless. If you haven't used something in a year, give it to charity or recycle it.
As an absolute minimum, ensure that your front door, porch and windows are spotlessly clean. All windows should sparkle both inside and out.
Take down the Christmas lights. It's hard to believe how many strings are still hanging around in May.
Sweep the steps and walkway. Move the recycling and garbage cans to an area where they are not easily seen.
Some people never clean their gutters - it can make buyers wonder what else hasn't been maintained.
Karyn
by Karyn Elliott
403.287.1774
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