It’s a business transaction.  The buyer is trying to get the best deal he or she can.  The seller is trying to get the best price possible.  The job of the real estate agents is to facilitate the achievement of the mutual goals of both buyers and sellers.

But we can’t do that if communication is shot dead by a refusal to respond to what is considered a lowball offer.

Some sellers say “If the buyer seriously wants this house, he will make a serious offer.”  True – but who decides what is serious?  Many buyers are afraid of “paying too much.”  Their thoughts are “Why offer more than the seller’s bottom line?”  They don’t know the bottom line until they ask…so they start with a low offer and go from there.

I have had one situation where the buyer offered $50,000 below the list price of one of my listings.  He was taking the seller’s temperature.  He had more than enough money to pay full price for the home but he was fishing for a deal. Eventually he ended up making a full price offer but the seller was fickle and decided that the home was worth keeping, after all, and refused to sell!  But my point is – the offer started low but quickly escalated to exactly what the seller wanted for a sale price.  Too bad the seller got cold feet!

My favorite part of  Dan’s blog is this:

Your strategy is that if you do not counter, the buyer will come back with a better offer in a few days. What!? This is like catching and releasing a fish where there are other fishermen around you and hoping the fish decides to come back to you because you think you have better bait on your hook.

Why would you take a chance at losing an interested buyer when there is a lot of inventory for them to choose from? Chances are there’s another home out there that could work for them. You may have a special home unlike any others on the market. If priced properly, maybe holding out is the right thing to do, but that is a big risk to take. Make sure holding out for a better offer is worth the risk.

Please, do not shoot your negotiations in the foot by refusing to counter.  You are only hurting your own chances of a sale!

Here are some Wayne and Pike County homes that are looking for offers, including some AWESOME waterfront properties – if you’d like to make an offer give me a call and we’ll get the ball rolling!

Needless to say, when you have your home on the market, you really need to have it ready to show.  You can’t say “Can you come back tomorrow?”  because chances are, the answer is…no.

Have had some frustrating experiences recently, and as a listing agent, I caution my sellers that they need to be ready to show their home at any time – it’s not unheard of for a buyer to stop outside a house, in front of the sign, and call their agent and ask to see the home ASAP.

I don’t want to call it a buyer’s market, because it really isn’t.  It’s not really a seller’s market either.  It’s an interesting market.  Both sides, buyers and sellers, need to be flexible but sellers especially – if you want your home sold, it needs to be available.

Last year (this one still annoys the heck out of me) I had buyers coming on the weekend, and they wanted to see a particular home.  I saw that the home was owner occupied, and called the listing agent three days in advance.  “No, sorry, you can’t see the house this weekend.  Can they come on Monday night instead?”

HELLO, no they can not.  They live over an hour away, and they work.  The agent actually said “They must not want to see it all that badly, then.”

Um…or the seller doesn’t want to sell all that badly, right?

Here’s the most recent adventures:

• Buyer contacts me and wants to see 5 houses later that afternoon, a Friday.  No problem – I look at the listings.  Only one indicates that it’s owner occupied.  I call that one first.   Nope, sorry, can’t see that one.  The owner evidently wants at least 2 days notice.  Can’t see it today. Maybe the day after tomorrow? My buyers aren’t planning to come up again for at least a month.  Oh well.
• House #2 & 3.  They are OK to show.
• House#4:  Listing says it’s vacant, receptionist says there are tenants. I said “Oh, the MLS says it’s vacant.” She said “Well it is vacant. They just rented it out for the summer.” WTH? Receptionist promises to call me back to see if we can see it.
• House #5. Got the green light from the listing office.  Good to go.

Well….the last two homes are about 35 to 40 minutes away from the office.  After looking at houses 2 & 3, I call the office again about the tenants, as the receptionist neglected to call me back as she promised.  It is about 1:30 -2:00. We are on our way to houses 4 & 5, where I will not have cell signal.  The receptionist informed me that the tenant at #4 will not allow anyone in before 5pm.  My buyers are not willing to hang around 3 hours to see a house.  Oh well.  That’s 2 down of the 5. There’s still hope for house #5.

We arrive at house #5.  Buyers are anxious to see *this* one.  What’s this? Someone put a note on the door. “Dogs inside. Do not enter.”  And there the little darlin’s were, barking their heads off telling us to keep out of this house we had an appointment to see.  Nobody around.  There’s a cell phone number on the note, but that’s no help as there is no cell signal out here in the boonies.

So my buyers traveled all that way to see the 5 houses they REALLY wanted to see after picking through hundreds of listings online, only to find out the sellers did not want them to see them after all.  To say they were disappointed is an understatement.

I had a bright idea.  All was not lost….there was a lovely home on a cul-de-sac nearby, that I knew was vacant, as I saw the sellers moving out the last time I was there.  I knew it was still available.  I told my buyers to come on, there’s a great house we can see while we’re here.  We get to the house only to find this empty home has no lockbox.  (I later find out the agent had the key.  The lockbox was going to be put on sometime in the future, but as of yet had not been done…)  Oy.  What a strike out day for my clients, and me.

If you are going to have your home on the market, then make it available.

If you are going to rent it, then rent it and keep it off the market, unless the tenants are going to allow showings.

A huge amount of time and gas was wasted – the house with the dogs was the furthest one away and the “tenant” house was near it. We could have spent that time and energy looking at different homes with serious sellers, not time wasters.

There have been numerous blogs over the past few weeks complaining about how buyers are rude and inconvenience sellers by not showing up for appointments or by coming too early or too late. The basic respect works both ways.

Don’t put your home on the MLS if you’re not going to allow access to it. It’s reasonable for buyers to expect to be able to SEE homes that are listed as “For Sale.”  Especially if they are listed as “Vacant” or if the listing office says “Sure, go ahead and show it!”

Open House Thursday July 22, 4pm - 7pm

OPEN HOUSE!

Thursday July 22, 2010

4pm – 7pm

Milford PA Home With SPACE, Views, & Privacy
103 Chris Ct, Milford, PA 18337
		NOT ENOUGH PRIVACY? NOT ENOUGH SPACE? TRY THIS! (Psssst….the seller is MOTIVATED!) Contemporary Pike County home with AMAZING views has an AMAZING amount of room! 3 bedrooms, 4 baths, fireplace, pellet stove, & BONUS rooms to meet your needs. Mother/Daughter potential. Finished lower level can be a perfect in-law/guest suite, with 2nd kitchen, full bath w/ stand in shower, bedroom, family room, dining room, & is accessible w/ its own private entry at ground level. Convenient yet private location minutes from historic Milford PA, no development, no dues, no hassle. Delaware Valley School District. New roof, newer furnace, newer hot water heater, new septic tank and drain field, paved driveway…make some cosmetic improvements to suit your taste, and this terrific northeast Pennsylvania home is all yours! Click Here for Map and Directions to 103 Chris Ct., Milford PA Seller is M-O-T-I-V-A-T-E-D and ready to N-E-G-O-T-I-A-T-E!!!!
Click to View Virtual Tour
Details				Contact Info
Asking Price: MLS: Sq. Feet: Lot Size: Bedrooms: Bathrooms: # of Floors:	259000 10-3251 2575 1.54 3 4 3			Karen E. Rice REALTOR Main 570-226-8240 Ext. 35 Cell 570-647-5170 Email | Northeast PA Real Estate Website Other Virtual Tours
Property Amenities
- Range/Oven - Full Refrigerator - Microwave - Dishwasher - Fireplace - Hardwood floors - Vaulted Ceilings - Basement	- Attic - Balcony - Patio - Deck - Grass Lawn - Yard - Tool Shed - Secluded Setting	- Family room - Living room - Bonus/rec room - Office/den - Laundry area – inside - Pellet Stove - New Septic Tank & Drainfield - Newer Appliances

Bud & Norm's Once Again Open for Business

west of Hawley.   Being hungry the other night, I was delighted to see the sign lit up and cars in the parking lot….I went home, grabbed the hubby and kids, and we headed out for some burgers & ice cream.

The atmosphere was just as friendly as I remembered, and the food was great!   I loved, loved, loved my onion rings..yummy…nothing says summer to me so much as fresh, piping hot onion rings!

Hubby enjoyed a cheeseburger and fries; the kids loved their hot dog, fries, quesadilla, and grilled cheese…but most importantly, they loved the delicious ice cream for dessert!

Prices are very reasonable; I love the old fashioned decor inside…the black and white checked floor gives you that old fashioned ice cream parlor feel.

Good luck to the new managers!  I’m sure we’ll be seeing more of you!

Waiting for our Yummy Food at Bud and Norms

YUMMMMMMMMMMMMMMMMMMMMMMM

Beautifully Unique Victorian Mansion for Sale in Carbondale PA

This home is nearly 8,000 square feet and has 3 full levels of living space, in addition to a full basement.  Central heat and air on each floor.  Be sure to check out the virtual tour and YouTube video to get some insight into this beauty…view all the pictures and take in the details…this home is well worth looking at.  A

AGENTS: Put this home under contract by July 31, 2010 w/ an acceptable offer and you get a $10,000 Selling Bonus!

The open house is scheduled for today, July 14, 2010 from 2pm to 4pm.  Contact the office at 570-226-8240 for more details.

Open House July 24, 2010, 10a.m. - 1:00p.m 25 Lakefront Dr., Hawley PA 18428

Everyone wants a lakefront property, especially on Lake Wallenpaupack…but nobody wants to pay the premium price for a lake front home.

Homes that are on other lakes besides Lake Wallenpaupack are generally more affordable, but even they can stretch the budget of the savvy vacation home buyer.

HERE’s your chance to have the BEST of BOTH worlds at an AFFORDABLE PRICE.

Hawley PA - Lakefront Home for Sale

Take advantage of the LOW LOW crazy, insane LOW interest rates before they shoot up again…also, did you know that some lenders are loosening up again for vacation home buyers and allowing borrowers with excellent credit to purchase a vacation home with only 10% down?

Shortly after the market went kerplooey, PMI (Private Mortgage Insurers) said “NO WAY” to Private Mortgage Insurance on vacation homes; that meant anyone purchasing a vacation home had to cough up a 20% deposit. While most vacation home buyers can afford that, they do not want to use up all their cash reserve – they would like to keep some for improvements and other incidental expenses that come up. But NOW, you can get a vacation home for 10% down, if you have good credit.

Privacy and Lakefront - What better option?

This home on Stonybrook Lake is a BARGAIN!!! It is a well maintained ranch home on a grassy, picturesque lot at the end of the road….walk down to the water’s edge of this private lake and fish to your heart’s content…or go for a swim…take a paddle boat or canoe out for a relaxing ride.

What? You want motorboat fun – jet skiing, tubing, and all that? NO PROBLEM – the “big lake” – Lake Wallenpaupack – is practically walking distance away. You may prefer to drive though to Mangan Cove – where you can have a picnic and launch your boat FREE of CHARGE.

Home features 3 (or 4) bedrooms, 1.5 baths, bright and modern eat in kitchen with Corian counters and new appliances, remodeled bath, a formal dining room – and a GLORIOUS, SPECTACULAR, WONDERFUL (enough adjectives for you? ha ha) living room that has a WALL of WINDOWS overlooking the lovely lake.

There is a full finished walk out basement with a family room, laundry room, half bath, cedar closet, and an extra sleeping area. Two one-car garages provide tons of space for storing your gear!

STOP WISHING for an affordable lakefront – IT’S HERE! The owner is negotiable and ready to talk with buyers eager to get in on the lakefront action in Northeast PA! Call me ASAP to see this gem!

PRICE: $259,900. Link to Complete Listing Info HERE.

See ALL the pictures & the FULL LISTING INFO for this Lakefront Home for Sale in Hawley HERE.
Call Karen Rice at 570-647-5170 or Judy Rodonski at 570-470-2866 to schedule an appointment NOW!

The trick is finding a home that meets most, if not all of the unique needs for a particular situation. This home for sale just outside of Milford is very flexible and would be a viable option for ANY family but will particularly appeal to a combined family situation.

103 Chris Court is a huge contemporary home privately situated on 1.54 acres. The gently sloped paved driveway shelters the home from the road and leads you to a hilltop oasis – beautiful views of the Pike County mountains are waiting for you!

103 Chris Ct

...View of Pike County....

This home has much to offer.  Three finished levels provide ample living space.

The ground level features very easy access – as well as a front and rear entry.  There is a kitchen, full bath with stand-in shower, large bedroom, a foyer, living room, dining room, and laundry area.  Of course, if this area is not needed as an in-law or guest suite, the rooms can be used for any purpose at all – office, play room, study, workshop, studio – the sky is the limit.

Lower Level Kitchen

Lower Level Bathroom

The next level is the main floor, where you will find a great room – cathedral ceiling, living area with fireplace, lots of light from skylights and huge windows, a dining area with glass doors leading to the expansive deck, and a comfortable kitchen with breakfast nook and newer appliances. There is also a full bath on this level.  The pictures will speak for themselves:

Great Room

Living Room - Kitchen

Breakfast Counter, and GREAT VIEWS from the Window. Newer appliances.

Gigantic Deck for Fun and Relaxation

View from Main Level Deck, Pike County PA

The top level features the master bedroom suite (full bath, two closets, and balcony), an additional room that could be an office, den, playroom, etc, with great closet space, and the third bedroom – which adjoins a full bath and also has a balcony.

This home has a lot to offer and is an amazing value at $259,000.  More pictures and details available by clicking here.

Call or email me for more info.  Office: 570-226-8240.  Cell 570-647-5170.  Email:  PropertyInPA (at) mail.com

We will have agents at both gates to assist you into the community.  If you are already in the community, here is a list of homes that will be open. Look for the yellow balloons!

Watch the video below for a sampling of most of the homes we will have open. One new listing, a LAKEFRONT ON LAKE ROAMINGWOOD, is too new for the video!

Click Here to See Weichert Realtors Hideout Listings

• 4325 North Fairway Drive, Lake Ariel PA, 18436
• 2248 Highpoint Ct, Lake Ariel PA, 18436
• 3608 Chestnut Hill Drive, Lake Ariel PA, 18436
• 724 Wildwood Terrace, Lake Ariel PA, 18436
• 2254 Highpoint Court, Lake Ariel PA, 18436
• 2111 Glenwood Lane Lake Ariel PA, 18436
• 3062 Northgate Road, Lake Ariel PA, 18436
• 1539 Lakeview Drive, Lake Ariel PA, 18436

And remember – we can show buyers ANY home for sale in The Hideout – if you can’t make the Open House event, DON’T WORRY – call me at 570-647-5170 and we’ll arrange your own PRIVATE  TOUR! :0)

On Lake Henry - Idyllic Country Charmer

the dock and offer me a ride!

What a perfect lakefront property – it does not get any better than this.
Spend your days lazing about on the huge – and I mean HUGE – screened porch…watching the beautiful Lake Henry. You may see an occasional motorboat go by…some kids tubing or jet skiing….wave to your fisherman buddies…go stick your toes in the water and watch the sunfish scatter, their sleek forms glistening like underwater jewels.

Listing is so new, I don’t have all the details on the MLS yet. Enjoy the pictures…and give me a call. I’d love to introduce you to your new love.

• $479,000
  
• 1400 + square feet
• 105 years old and in great shape
• 4 bedrooms
• 1 bath
• Eat in country kitchen, with lake views
• Living room with fireplace and lake views
• Wrap around screened porch overlooking Lake Henry
• Level lot, close to the water
• 1.43 acres
• A million memories to make

This is just PART of the Screened Porch

MORE PICTURES COMING SOON – Still being processed.  Call for an appointment before someone else snaps this northeast pa beauty out from under you!

Time of sale is May 29, 2010 from 9 – 4. Rain Date May 30, 2010. Call 570-226-8240 for details.