I recently did a video explaining the home buyer tax credits and why they make it such an ideal time to buy a home in Western Massachusetts. Home sellers, you can benefit from this tax credit, too! The buyers are out in record numbers and we are seeing a lot of activity on well priced homes for sale. The buyers who haven't found the right home, yet, will be excited to see fresh inventory hit the market. If you have been considering making a move, now might be the perfect time. In addition to the increased buyer activity, there is a repeat home buyer tax credit available, too! If you qualify (see this post) then you can get a $6,500 tax credit! You have to be under contract by April 30th so don't delay!

Here is a video explaining why I think it is the right time to make a move in Western Massachusetts!

I have been involved in Western Massachusetts real estate for over 20 years and am a Realtor at Park Square Realty in Westfield, MA. Get in touch, I would love to help!

Recently a client hired me to help her with selling her home as a short sale and in our discussions she revealed to me that several other agents were unwilling (or unable) to help her.  I wrote a blog expressing my dismay that instead of referring her to someone who would help, they simply said "I don't do short sales".

This was frustrating for this client, but it brought to my attention the fact that most real estate agents either do not understand the short sale process or are completely negative about working on them.  I was stunned enough to write this short sale help blog.

I won't fluff on this: short sales ARE hard. 

That being said, they are also a reality of this real estate market and working with homeowners to successfully close a short sale makes me feel fulfilled in helping the economic recovery, even if it is just one Western Massachusetts house at a time.

If you are in a situation that you think a short sale is the best option to solve there are a few things to keep in mind:

#1- Sadly most lenders will not start a short sale packet until you are behind in at least one payment. 

#2- You MUST be open and upfront with your real estate agent about the situation and the status of your mortgage.  If you are days away from foreclosure it will be a much different job than when you are behind one or two months mortgage payments.

#3- Communicate with your lender.  Answer their calls (I know that is one of hardest things) and keep them up to date with what you are doing.

#4- Hire an agent with the experience, empathy and determination required to work a successful short sale.

#5- Remember that all short sales are different.  There is no rule book or standard: each home is handled on a case by case basis.

There are many reasons that people in Western Massachusetts land in a distressed home sale position. Not the least of these are divorce, death or changes in income. There is no reason for home owners to feel that they are alone, there is help out there. For the full story on why I am empathetic with homeowners in a distressed sale position read my blog about my own home selling experience.

If you are a buyer then there is a different set of issues.  The appeal of a short sale or foreclosure property is usually price. The buyer needs to remember that there is a different cost involved in buying these types of home:  time.  It will often take double the time to close a short sale or foreclosure that it does a traditional home sale.  There are also many agents out there that don't want the homebuyer to look at short sales or foreclosures because they don't want to take on the extra work and risk involved in these sales.  I look at these sales as a perfect facilitation and another way that real estate agents can help the economy.

Sometimes the biggest concern for buyers is the fact that these homes are listed in "as is" condition. For more information on whether "as-is" really means "as-is" in a foreclosure purchase see this blog I wrote for people buying a foreclosure home.

If you are looking at a short sale home as a buyer, things may be getting a bit easier in the future.  We real estate professionals are hopeful that the government and lenders are able to come up with a way to make it easier to buy a short sale home.

My point is that there is a place for short sales as both sellers and buyers and that there are realtors out there that are willing and able to help.  If you are looking to sell your Western Massachusetts home and need short sales advice please do not hesitate to contact me for a confidential and totally obligation free consultation.  I will review your situation and try to help you organize a game plan to solve your situation. 

If you are a buyer looking at foreclosures and short sales as a way to get into a home for less money then I would love to do a free home buyer consultation with you to discuss your goals and how we can best approach buying your new home.

I am here for you.

1. Find the right representative
The experience and knowledge of a dedicated real estate professional can be priceless. A good Realtor® forms a powerful team with his or her clients that makes it possible for them to have a smooth, successful, stress-free sale.

2. Determine your needs/wants for the sale and for your new home
Selling your primary residence can be tricky because you have to simultaneously be thinking about where you would like to buy. First weigh your priorities – selling price is certainly important, but having a quick and efficient sale can often be worth accepting a slightly lower offer. Talk to your agent and make sure you’re comfortable with where your priorities are.

At the same time, you should be compiling a needs/wants list for the home you will buy. You will probably have to act fairly quickly when your house sells, so any amount of preparation you can do will serve you well.

3. Prepare your house for showing
Underprepared homes can be sales disasters. Your home will never get as much attention from potential buyers as when it is first listed, so clearing clutter, cleaning, making repairs, and putting your home’s best foot forward is essential. Don’t “open for business” until your home is ready to be seen as favorably as possible.

4. Find out what your local market looks like
Being realistic about your market is the key to a smooth sale. There is no substitute for a professional real estate representative when it comes to local market knowledge.

5. List away!
Lots of photos and online exposure are the key to getting a good response for your listing. Working with an agent who uses Point2 Agent software is a great step in the right direction. Now just “open” the house and sit back and wait for the flood of eager buyers!

If you are selling your home in Westfield, Southwick, Agawam, West Springfield or the surrounding Western Massachusetts towns, then I would love to interview for the position. My 21 years experience in Western Massachusetts real estate will help smooth your move.

In this day, it is important that your home be marketed to the buyers in THE WAY that the buyers prefer. 

What does that mean? 

Simply put, we all have our preferred methods of researching something we want. 

Customer A likes to read the morning paper with his coffee and uses the classified advertisements as his resource.  He decides that he wants to buy a house and starts checking the ads there and picking up the other print media options that feature homes for sale.

Customer B is on the go with her Iphone at her side at all times.  She never reads the paper, preferring instead to follow her RSS newsfeed for the news she is interested in.  When she wants to find something she turns to the internet and Google is both a noun and a verb in her mind.  She has decided that she wants to buy her first home and is on-line that evening.

Marketing to Customer A is standard real estate marketing.  The sign in the yard, the newspaper and magazine ads, open house ads, etc.  This is what any real estate agent will provide for you, the seller.  It is needed to reach Customer A, but Customer B will most likely never see any of it.

Reaching Customer B is where most real estate agents get confused.  Most real estate agents know that the internet is an important place to be, but they lack the knowledge and skills to place their listings in the optimum position to be found by the buyers.

That is where a REALTOR like myself (or another great one from across the state) comes in...

To appropriately market a listing to all of the buyers in the way that they want to find it your agent MUST have internet marketing skills.  They should understand how to optimize the listing for search engines and where to network to bring the best exposure to their listings. Does that agent understand how to work the on-line marketing to ensure that when someone googles the home's address that home comes out first? 

Can they allow people driving by to text for more information including photos of the interior and feature sheets?

Will they do a video tour of the home and include that on their website, blog and social media sites?

If you want your home exposed to all of the buyers, you need an agent that can position your home to appeal to all types of buyers.  You can never be certain what avenue the buyer will take to find your home, but a good agent can offer some shortcuts to get them there faster.

If you are looking to sell your home in Western MA in the Greater Westfield/Springfield area: I would love to sit down and explain my complete marketing plan.  I am high tech with old fashioned service!

Call Lesley Lambert, The Real Estate Natural at Park Square Realty at 413-575-3611

Visit my website: www.therealestatenatural.com

Is this the sign that you want buyers to see? 

If your listing has expired with one or more REALTORS and you still want or need to sell then you need to be very careful with your next agent or the impression that the public will get is just that....STILL for sale.  Long term listings can cause a property to have a stigma within the public eye, one that can keep the right buyer from even looking at the home.

So, how do you choose the right agent to take your move to the finish line?  Here are a few suggestions:

*Look for the agents that are using new and non-traditional marketing.  Someone with a creative use of marketing will be more likely to see something new and exciting in your home.

*Research local agents on the internet.  Look at their websites, their blogs, their online presence will tell you a lot about who they are and how they work.

*Find an agent who is able to help stage (or can connect you with a stager) the property for re-marketing as part of the refresh.

*Ask the agent if they will hold a broker's open house after the home has been refreshed.  The fastest way to change the perception of the home is to convince the area brokers and agents.

Is your Western Massachusetts home recently expired?  Call me today to schedule an appointment for me to do my "Expired Listing Checklist" with you.  Very often I can pinpoint the exact reason that a home hasn't sold.

Lesley Lambert, Park Square Realty, 413-575-3611

www.therealestatenatural.com

CONSISTENCY   (5 Years)   #1 for LISTINGS SOLD 

   2004, 2005, 2006, 2007, 2008 Combined   

 West Springfield, Agawam/Feeding Hills, Southwick & Westfield  

Market Share - All Firms
Report Run: 10/24/2008 4:38:38 AM Property Type(s): SF, CC, MF, LD, CI, BU, RN, MH Start Date: 01/01/04 End Date: 10/24/08 Towns: Agawam, Southwick, West Springfield, Westfield
...  Office ........................................................................................................ Listings Sold........................................                1 Park Square Realty - Westfield, MA 01085                                                         853                                                                                                  2 Coldwell Banker Residential - Waltham, MA 02451                                            745                                                                                                 3 Carlson GMAC REal Estate - Beverly, MA 01915                                              693                                                                                                 4 Keller Williams Realty - Longmeadow, MA 01106                                              473                                                                                                     5 Century 21 A-1 Nolan Realty - West Springfield, MA 01089                              241

This is why I work with Park Square Realty....RESULTS! 

If you want results, call Lesley Lambert, The Real Estate Natural at  413-575-3611  or visit www.therealestatenatural.com