Bernadette (Bernie) Friberg

January 2009

How about an attitude stimulus?

—By Peter Francese , excepts copied courtesy NHAR website

It’s awfully hard to sell anything when customers are not in a buying mood. And it’s even harder when virtually every talking head on TV is telling us how awful things will be for the U.S. economy in 2009. Maybe what we need is an attitude stimulus.

New Hampshire Realtors can take heart in the durability of the many advantages our state enjoys and know for sure that when the national economy does turn up, New Hampshire will be one of the first out of the tankThe December 2008 unemployment rate was 4.3 percent in New Hampshire, compared to 6.7 nationally and 6.2 percent in New England.

The job growth rate from November 2007 to November 2008 was up 0.6 percent in New Hampshire, compared to negative-1.4 percent nationally and negative-0.6 percent in New England.

New Hampshire’s median family income is $74,600, fifth highest in the nation.

Thirty-year mortgage interest rates are drifting below 5 percent and, as Realtor Fred Doleac from Amherst has pointed out, the FHA is offering extraordinarily favorable terms for first-time home buyers with weak credit scores, including a $7,500 tax credit.None of this may be enough to put potential home buyers in a better mood right away, but as soon as the weather warms up I think more of them will emerge and realize that excellent terms are being offered and that they can now afford a home.

New Hampshire Realtors sold almost 10,200 residential homes in 2008 and about 2,750 condominiums. Residential sales were down 15 percent, and the median home price of $235,000 was 10 percent below the 2007 median. Condominium sales were 34 percent below 2007, and their median sales price of $180,000 was 5 percent below 2007. Residential unit sales last year were 37 percent below their peak in 2005, but condo sales were less than half of what they were in 2005. Interviews with several Realtors suggest that it’s been much harder to sell a condo unit when an identical unit nearby is in foreclosure or when the seller is under water. One reason for these problems: More condos than residential units were purchased within the past five years.   

2008 NH residential (non-condominium) sales 

  HAPPY NEW YEAR !  

Here is a very well put together inspirational video that I thought you might enjoy as you look forward in 2009.  Click here: Finding Joy Movie       

Someone once said…

        “Since we don’t know what tomorrow will bring,             we have to make sure to cherish today”. 

I just wanted to take this time early in the New Year to thank YOU for being a part of MY circle.  Please know that I will continue to appreciate your friendship, be it business or personal. I wish you and yours renewed hope, health, happiness and much success in the year ahead. Please know that you can count on me and that I look forward to the opportunity to see and hear from you in 2009.

 I’m never too busy for your referrals and would be honored to have the opportunity to work with you or your friends to help accomplish any of your real estate goals. 

Best regards to you in all your endeavors. 

Cheers, 

Bernie Bernadette Friberg

http://www.badgerrealty.com

http://www.facebook.com

Badger Realty 2633 Main StNorth Conway, NH 03860603-356-5757 x 310207-542-9967 cell

Bernadette Friberg has put together a beautiful 2009 calendar with the 12 winners of her first ever MWV Photo Contest.   The cost of the calendar is a $10.00 donation to Starting Point Services, a local non profit agency providing services to victims of domestic and sexual violence.  

Begun as a 3 month photo contest themed “There’s No Place Like Home”, it has now expanded into another way to provide much needed donations to a local non-profit agency.   The contest which ended October 15, 2008 brought in over 200 photographs from local artists who have some connections to the Mt Washington Valley, NH. 

“Anyone with an eye for picture taking was encouraged to dig thru their photos or get snapping”

The 2009 calendar is now on sale and represents the 1-2-3rd place winners in each of the 3 categories along with 3 honorable mentions.  The 12 photographers won not only a spot in our 2009 calendar but also received cash prizes totaling over $700.  Cash prizes were generously donated by 9 area businesses affiliated with Bernie in the Real Estate realm and consisted of mortgage brokers, bankers and a local home inspector.  Randy Guida of RMS mortgage, Wendy Olson and Ed Harrigan of Met Life Home Loans, Attorneys Matthew Weager and William Albrect of Alpine Title Servies, Hannah Sullivan of Simons and Leoni Home Loans, Andrea Baldwin of The Loan Arranger, Pat Jones of Mortgage,  Kathy Sanderson of Northway Bank, Pat Jones of Mortgage Masters and Ward Simonton Home Inspections.   

There were also just as many like-kind sponsors who were generous in donating their time and talents to make this all possible.   Those sponsors were Badger Realty, Anderson Graphic Studio, Sunrise Printing, Tebo Design Studio and Business Enhancements.   In addition, several other supporters have stepped up and are donating their place of business to help promote and sell these limited edition 2009 “There’s No Place Like Home Calendars for Charity.”   New location you can buy your calendar may be added.  Currently they include; Settler’s Green Customer service,   Michaels Framed Art Super Store,  Zebs general store and Badger Realty in both North Conway and Jackson.

This year, our calendars are being sold to benefit “Starting Point Services”.  Says Bernie.  “I believe this is meant to be an on-going community service project and next years contest Theme and non-profit recipient is yet to be determined”.   Calendars can also be ordered on-line at www.MWVphotocontest.com , by sending your check, made out to Starting Point, Calendar for Charity c/o Badger Realty PO Box 750, North Conway, NH 03860 or by contacting Bernie at Badger Realty 603-356-5757 x 310.                                                                     

• Starting Point provides much needed services for local victims of Domestic and  Sexual Violence within the Mt Washington Valley.  In 2007, Starting Point  staff and volumteers served 574 primary and secondary victims per Suzette  Indelicato, executive director of this non-profit organization.  “We are  dedicated to ensuring quality services are provided to help present and prevent  future relationship violence.”  Starting Point Services are available 24 hrs a  day, 365 days a year by calling 603-356-7993 or 800-336-3795. 

I am a REALTOR           

I Pledge Myself

To protect the individual rights of real estate ownership and to widen the opportunity to enjoy it:

To be honorable and honest in all dealings:

To seek better to represent my cleints by building my knowledge and competence:

To act fairly towards all in the spirit of the Golden Rule:

To serve well my community, and through it my country:

To observe the REALTOR Code of Ethics and conform my conduct to its lofty ideals.

A Comparative Market Analysis (also known as a CMA) that is provided by most Realtors, will provide the home owner or Buyer prospect with their Broker’s Opinion of Value (BPO).  The process of comparing similar properties to the subject property and then adding or subtracting a monetary “value” for the differences, is not an exact science.  What it is, is your professional’s best guess based on the facts and experience along with some subjectivity of the market and the uniqueness of the property.  The comparable properties looked at are SOLDs, EXPIREDs, PENDINGs and the CURRENT available inventory of “similar properties”, often called “Comps”.   For Buying or Selling purposes, the best determination of value is usually this kind of market analysis that is combined with the brokers experience, the climate for sales in your area, the days on the market and supply vs demand.  All of which are important factors in determining value.  Another very important factor in determining the current market value is the timeframe needs of the Sellers.  Whether the Sellers are looking (or need ) to sell within a certain amount of time, may also determine whether you are looking at the high, middle or lower end of the range of the adjusted comps.  This will give you the best idea of what the property could/should/would most likely be sold for, within the given timeframe needs of the Seller.  This kind of appraised or market value obviously is not a constant number. The market is always subject to change.   As more (or fewer) similar properties come on the market or sell the market opinion may change.  Also, changes in market conditions, like interest rates, and other National, Economic, Global and Local factors can dramatically effect the values in an area and are also subject to change at anytime.  Be sure to factor in your motivation to sell the ”what ifs” (like, what if it doesn’t sell within a typical listing time frame of 3-9 months). 

Remember, Lenders usually rely on an “Appraised Value” that they will obtain from a certified “appraiser” and not a Realtor.   It is important that your property be within a range that will be supported by the recent SOLD comps unless you are confident that it will sell to a cash Buyer.  While a Realtor doesn’t have strict guidelines for choosing comps, a certified appraiser does.  They are obligated by Federal rules and regs as well as the Lending Institution’s policies and proceedures as to what they can and can’t do in adjusting the values of comparables.  They may only be able to choose comparables within a 6 month time frame, and/or within a 5 mile radius of your property.  Many times, they can only choose comparables that have values within a 10% range of adjustments from the “Sales Price” they are hoping to be able to support.  Depending on the market activity in your area, these specific types of comparables may be difficult to come by and very limiting, especially if you live in a rural area and/or one without the “cookie cutter” type houses.  Realtors will be aware of these limiting factors but are much more able to work with the available comps they choose knowing their area of expertise.  It isn’t unusual for the bank appraisal to mirror the “selling price” if everyone has done their job. 

When choosing a REALTOR, choose an agent that has experience and confidence in the marketplace.  A Realtor should be able to support their opinions with facts and present to a Buyer or Seller a stategy for assisting them in reaching their Buying/Selling goals. A Realtor who is honest and communicates well and is willing to listen are important qualities in establishing trust and confidence.  While ultimately the Client is the Boss, the Realtor should be able to voice their advice and opinions and not just go along for the ride.  Perhaps the Realtor will have the job of “educator”, which is not always an easy job if the Clients’ minds are set on a particular price that is not supported by the market.

Not many Realtors are in this business to just “list” properties or people.  It is their job and objective to help you to BUY or SELL based on a mutual agreement of goals.  If you are just “testing the market” for the highest price possible or “bottom fishing” for the lowest price to buy for, you may be wasting everyone’s time including your own and also not be doing yourself a service as time is a limited comodity in itself.  A professional Realtor who is acting in their client’s best interest can only assist you to meet your objectives best when their is an open and honest level of communication about goals and limitations. 

For more information about selecting a REALTOR see Bernadette Friberg’s future blogs and/or call for a personal marketing plan to meet your Buying and Selling needs. Bernadette has been assisting Buyers and Sellers with their Real Estate needs for over 20 years in the Mt Washington Valley, NH and parts of Western Maine and is ready to serve.

We are pleased and privileged to have the opportunity to recommend
Bernadette (Bernie) Friberg to any Buyer or Seller seeking her services as a Realtor.  We have had the pleasure of working with Bernie as both a buyer and a seller and have found her service to be of the very highest caliber.

Bernie is highly knowledgeable, resourceful and committed to professional excellence.  Knowing that we were interested in someday purchasing an antique farmhouse meeting very specific criteria, she was able to match us with the perfect home for our family.  When it came time to sell, she was very creative in her marketing strategy, represented and featured our home in a beautiful way that created broad exposure and was in close communication with us every step of the way.   

We have worked with other realtors in the past but have never found any of them to be as service-oriented as Bernie.  Her ability to really listen to our needs and her commitment to meet our specific requests with such great care and professionalism places her heads and shoulders above the rest.  If we are ever in the position to buy or sell again in the Mt.Washington Valley, there is no one else we would use.

Sincerely,

Dr. Timothy and Malinda Douglass 

It probalby feels like Buyers are completely in the driver’s seat these days as there are so many homes on the market. You may be feeling the stress of the economy and are wondering how much longer it is going to take to get your home SOLD.  OR, you may be a  someone just thinking about putting your home on the market and are wondering if it is even worth it to try. In either case, here are some ways that you can effect a sale even though the inventory is very high and Buyers may be fewer and farther between.  It is not only a possiblility to sell your home in 2008, but for some Sellers, it is a “must”.  Here is some things that YOU can do to get your home SOLD faster.  

Believe it or not, YOU ARE IN THE DRIVER’S SEAT on many things about your house and sale. 

One of the main things you can do is to Price the property right.  Make sure you and your REALTOR have a good handle on the current local sales and “on market” comparables.  You should be pricing your home towards the lower end of the most recent market analysis if your need is to sell within a 3 month timeframe.  Some Agents are finding that pricing is the “key” factor to increasing the showing activity and it stands to reason that showing activity is a key component in most cases to effecting a sale.  Remember, if it looks like an excellent value it will get more attention.  You may even want to build in some “shock value” to the price so a Buyer feels the value is obvious and outweighs any of his objections.  In this age of Buyer Brokers, it is equally important to “sell” the Buyer Agent as they will be advising the Buyers.  Perhaps a price that is below a current certified appraisal will be an edge that you can also market to the consumers.  Consumers are very concerned that they will be overpaying for property today as time goes forward.   While that may be true in the short term, it is very unlikely the case in the long term.  Your Agent should be able to show a Buyer the trends over the last 10 years which will support this statement with facts.  Be realistic on price if you can’t go below the recommended range or appraisal. 

There are still other ways to get the attention you need.  Be willing to listen with courtesy to any offer that comes in, even if you find it unacceptable.  Any Buyer who likes your home enough to give you an offer in writing, along with a deposit check, is a possible Buyer.  Perhaps you need to step away from the immediate shock of a low-ball offer and ask yourself, if it is worth it to you NOT to sell for this price.  Analyze your financial and personal goals and decide where you want to be in 6 months, if this were the best offer that came in.  Luckily, more often then not, an initial low-ball offer can be worked up to a more reasonable one.  Many Buyers are “testing the waters“, not  “bottom fishing”.  Remember, that the Buyers think they are in the drivers seat and much of the media is feeding this perception.  Instead of being insulted, try to appreciate the fact that they liked YOUR home enough to make the offer.  Then see how realistic they are willing to get by giving them a counter offer that is realistic to your bottom line thinking.  I’m not saying give them your final and best offer to start, but work your way down to where you have just enough wiggle room and then present it that way.  If they do not agree and they do not wish to meet your terms or counter with something higher, well…you are no worse off then the day before the offer came in.  If they do want to own your house, they will see this gesture as sincere and will respect your position more.  Anticipate these kinds of offers and decide in advance what price and terms you find acceptable.  If they can make that happen then great for everyone, if they cannot then thank them for trying and move on. 

Prepare for visitors.  It is amazing to me how many Sellers don’t treat each and every showing ”as if” this could be their Buyer.  I know it is difficult to keep a house clean (believe me I know!) and beds made and clutter out of the way, but the reality is you need to make the best use of each and every showing.  Maybe the Buyer prospect doesn’t wind up your Buyer, but there is a very good likelihood that the showing Agent has another Buyer or two  or three that they can think of to recommend your home.  Make a good lasting first impression.  There are many ways to do that and I have many suggestions to help you in these areas there are also professional who can do some “staging” for you if you don’t feel you have the eye for doing it yourself.

Be flexible about showings.  It is not always easy to have someone call and ask if a showing can happen that same day, however, it does happen.  Buyers don’t always preplan their days and IF a qualified Buyer has asked to see your home, it is likely these days that they have already driven by it, seen the photo tour on the internet and have a pre-qualification letter from their bank in hand.  (You can check with your Agent on these questions to ask if they have been prequalified).  You may find that the more amenable you are to showings, the sooner you will find a Buyer.

Lastly, keep on top of the market by adjusting your price accordingly.  You will / should have showing feedback after each showing that will be helpful to deciding if the price is still too high.  You can also ask your Agent to keep a record of each of the showing Broker’s comments.  After several weeks or several showings, you will have some good insights as to why someone has not bought your home.  You can also generate addtional feedback by inviting your listing Agent to have their/other office(s) tour your home if Open Houses are not effective in your area.  The more active Agents who come by and give your Agent their comments, the better able your listing Agent is to give you sound advice & insights.  Most REALTORS are friendly competitors and will be happy to assist their fellow Brokers.  The more your agent can keep your property on their minds, the better chance they will think of a Buyer who will want to see your home too. Depending on your area and the advice of your broker, you should be prepared to consider lowering your price every 30-60 days.  Otherwise, you may need to be prepared to keep chasing the market down if it is declining.  In this market it makes more financial sense to be two steps ahead instead of one step behind.

For more real estate related information turn to Bernadette (Bernie) Friberg, an active agent representing Buyers and Sellers in the Mt Washington Valley, NH and parts of Western Maine for more then 23 years, 

As a member of the National Association of REALTORS (NAR) and both the Maine and New Hampshire REALTOR Associations ,I have the added benefit of being in tune with National as well as both State’s statistics, research and tips on home buying and selling trends. 

There are many benefits in choosing to work with an active REALTOR.  Here are a list of 8 benefits, as provided directly from the “handouts” that are available to members of the National REALTOR association via our website & magazine links.  I will continue to FEATURE these types of informational tools on my blog site for your benefit.  Please contact me should you have any specific questions, needs or referrals. 

I would be delighted to be of service and assist you in reaching your goals. Remember to call on Bernie at Badger Realty for “Friendly and Professional” Real Estate service.  Here servicing my client’s needs in the Mt Washington Valley, NH and Western Maine for over 23 years.  Bernie@badgerrealty.com  603-356-5757 x 310

8 Reasons Why You Should Work With a REALTOR® 

Not all real estate practitioners are REALTORS®. The term REALTOR® is a registered trademark that identifies a real estate professional who is a member of the NATIONAL ASSOCIATION of REALTORS® and subscribes to its strict Code of Ethics. Here are some reasons why it pays to work with a REALTOR®.   

1. Navigate a complicated process. Buying or selling a home usually requires disclosure forms, inspection reports, mortgage documents, insurance policies, deeds, and multipage settlement statements. A knowledgeable expert will help you prepare the best deal, and avoid delays or costly mistakes. 

2. Information and opinions. REALTORS® can provide local community information on utilities, zoning, schools, and more. They’ll also be able to provide objective information about each property. A professional will be able to help you answer these two important questions: Will the property provide the environment I want for a home or investment? Second, will the property have resale value when I am ready to sell? 

3. Help finding the best property out there. Sometimes the property you are seeking is available but not actively advertised in the market, and it will take some investigation by your REALTOR® to find all available properties. 

4. Negotiating skills. There are many negotiating factors, including but not limited to price, financing, terms, date of possession, and inclusion or exclusion of repairs, furnishings, or equipment. In addition, the purchase agreement should provide a period of time for you to complete appropriate inspections and investigations of the property before you are bound to complete the purchase. Your agent can advise you as to which investigations and inspections are recommended or required. 

5.  Property marketing power. Real estate doesn’t sell due to advertising alone. In fact, a large share of real estate sales comes as the result of a practitioner’s contacts through previous clients, referrals, friends, and family. When a property is marketed with the help of a REALTOR®, you do not have to allow strangers into your home. Your REALTOR® will generally prescreen and accompany qualified prospects through your property. 

6. Someone who speaks the language. If you don’t know a CMA from a PUD, you can understand why it’s important to work with a professional who is immersed in the industry and knows the real estate language.  

7. Experience. Most people buy and sell only a few homes in a lifetime, usually with quite a few years in between each purchase. Even if you have done it before, laws and regulations change. REALTORS®, on the other hand, handle hundreds of real estate transactions over the course of their career. Having an expert on your side is critical.  

8. Objective voice. A home often symbolizes family, rest, and security — it’s not just four walls and a roof. Because of this, homebuying and selling can be an emotional undertaking. And for most people, a home is the biggest purchase they’ll every make. Having a concerned, but objective, third party helps you stay focused on both the emotional and financial issues most important to you.

Remember , Bernie at Badger Realty for Friendly and Professional Real Estate service.  Bernie@badgerrealty.com  603-356-5757 x 310 .  As an active member in the National Association of REALTORS.   I will continue to use various articles that may have an impact on your real estate questions and needs.