Tulsa Business Journal
Top Real Estate Teams
Ranked by 2010 Sales
Market Update
I want to take a moment to share with you my perception of the current real estate market. I have been in the real estate business for almost two decades now and have never seen a market quite like this. The Tulsa area has seen a five year decline in sales. We are still selling a lot of homes, but we are seeing a decline in value of those homes by anywhere from10 to 30%. This decline in value is attributable to the increase in foreclosures and distressed sellers – many who have sold homes through the short sale process. With all of that said it is truly a great time to buy. The interest rates remain low and inventory high. There are always swings in the real estate market, so I expect values to go back up, but don’t expect it to happen quickly. So in this market a home is like a fine wine or a good stock – classified as a BUY and HOLD.
If you have to sell or really want to take advantage of the buyer’s market by selling your current home, it is more important than ever to hire an experienced and productive realtor.
Accent’s Guaranteed Sale Program
Everyday we get questions about our Guaranteed Sale Program.
Is it for real? How does it work? Is it too good to be true?
Is it for real? Yes, it is definitely for real and is one of the best tools in the real estate business for eliminating the fear of owning two homes at the same time. Everything is agreed upon upfront so the seller has a timeline he can use to plan by. There is comfort in knowing that his home WILL be sold. How does it work? In a nutshell, Accent and the Seller agree upon a current market value for the home being sold. The home is then placed on the market for 90 days. This gives Accent a chance to aggressively market the home. If the home is not sold by the end of the 90 days, Accent will buy the home for up to 95% of the agreed upon market value. Is it too good to be true? Well it is not for everyone. There are certain situations where it simply will not work. For example, if someone owes more for a home than it is currently worth, it is just not financially feasible. Also, if the home is very unique, the programis not meant to get a whit elephant of someones back. If you would like more information on this unique and successful program give us a call 918-665-8559.
The Real IQ By Jim Stoval
My university degree is in psychology/sociology. While making my way through my academic career, I remember studying an inordinate amount about the I.Q. (Intelligence Quotient). While a measurement of intelligence may have some validity in psychological or sociological circles, I can think of few things less meaningful in the real world.
We all know people with great technical or academic intelligence who can barely survive, much less thrive, in the world in which we live. Any successful leader or CEO will tell you that they strive to surround themselves with people who are more intelligent than they are. Whatever value intelligence may have, it is a readily-available commodity in the marketplace that is not highly rewarded or compensated. There is a much more valuable but far less known I.Q. known as Implementation Quotient.
Every month or two for the last several years, I have had a working lunch with my friend Paul Wheeler. If you ask Paul, he would probably tell you that I mentor him, but in reality, I receive far more from our regular exchanges in personal and professional terms than Paul does. Paul Wheeler is one of those rare individuals that I like to spend time with as often as possible because Paul is simply the best at what he does.
Whether it’s Steve Forbes, B.B. King, Albert Pujols, Brian Dennehy, or Louis Gossett Jr., I love observing, studying, and interacting with people who pursue their passion at the highest possible level. Paul Wheeler is a realtor. Paul and his company Accent Realtors are consistently among the very top performers in our city, region, and state. Paul Wheeler sells more houses in a few days than the average realtor sells in a year.
I’ve had the privilege of observing Paul over a long period of time, and even though he’s my friend, I would have to state for the record that Paul is not smarter, better trained, or more talented than the hundreds of people whose performance he eclipses.
If you met Paul, you would find him to be very pleasant and unassuming. But the thing most people overlook about Paul Wheeler is the fact that he has an extremely high I.Q. (Implementation Quotient). At every one of our luncheon meetings over several years, Paul arrives with a notebook that describes the action items we discussed in our last meeting and how he has implemented them. Then during the course of our lunch meeting as we discuss various ideas, Paul writes down the thoughts that he believes to have merit.
Everyone has great ideas of their own or great ideas that are presented to them. What makes Paul Wheeler a superstar among a field of mediocre performers is simply the fact that Paul implements.
When it’s all said and done in our world today, there’s a lot said and very little done. We don’t receive rewards for what we think, know, believe, or study. We are rewarded for what we do.
As you go through your day today, think great thoughts, focus on new ideas, but be sure to implement them all.
Today’s the day!
Jim Stovall is the president of Narrative Television Network, as well as a published author of many books including The Ultimate Gift. He is also a columnist and motivational speaker. He may be reached at 5840 South Memorial Drive, Suite 312, Tulsa, OK 74145-9082; by e-mail at Jim@JimStovall.com; or on Facebook atwww.facebook.com/jimstovallauthor.
10 Tips Sellers Should Know Before Hiring Realtor
- All Realtors are NOT the same. Make sure you hire someone who is experienced in the local market, is a seasoned negotiator and has a track record of bringing transactions to a close. Many things can happen from the time you place your home on the market until the day you sit at a closing table. A qualified Realtor will help navigate these waters. And quite frankly, some real estate agents simply work harder than others. Hire one that will work hard for you. You should know how long on average it takes a realtor to sell a listing. This information is readily available from the Real Estate Board. This performance measurement will help you predict how long your home will be on the market before it sells. Finally, ask for references. A real estate professional has plenty.
- Know what is going on in your local market and in your own neighborhood. Real Estate prices are based on what is going on locally. Trends in the market are simply based on supply and demand. With this said, realize that an increase of foreclosure in the market, increases the inventory, which drives down home prices. It would be wise to ask your prospective realtor about current foreclosure inventories.
- How much do you need to net on your home? Make sure you know your current mortgage balance (to be paid off at closing) and all of the costs involved in selling your home. An experienced realtor will have no problem helping you understand these costs before you hire them.
- The seller pays the real estate sales commission, not the buyer. There is very little exception to this rule.
- Condition of the home matters significantly, especially when inventories are high and buyers have lots of homes to choose from. Take a hard look at your home and make those necessary repairs – mechanical and cosmetic.
- Your home may not be priced at the amount you feel it is worth, especially in today’s marketplace. Therefore the projected price of your home may not cover what you currently owe on your house. You may have to concede on what you think your home is worth based on the agent’s best estimate of your home’s value. Ultimately the market will determine the value of a home. If it is less than you owe and you need to sell, you may want to consider a short sale. Be aware of a questionable sales practice called “buying a listing.” This is when an agent is willing to start your listing out at “your price” not market value and agrees to drop price later. By suggesting that you might get a higher sales price than other agents recommend, this agent is buying the listing. Most likely, he is quite doubtful that your home will actually sell at the listed price. The intention from the beginning is to eventually talk you into lowering the price. Why do some agents “buy” listings this way? There are basically two reasons. A well-meaning and hard working agent can feel pressure from a homeowner who has an inflated perception of his home’s value. On the other hand, there are some agents who engage in this sales practice routinely.
- Understand that you’re only legally obligated to an agent if that agent fulfills his legal and contractual obligation to you. If at any time an agent violates your confidence, continually does nothing to promote your home or in any other way violates your agreement, then you can legally fire him. It is best, however, if you and your agent can jointly agree to dissolve the contract.
- Know how your home will be marketed. Most buyers today access the internet as their first stop for home shopping. How much time, energy and money does the realtor allocate to internet marketing? Assure that the realtor you choose has a diverse arsenal of marketing strategies that have been proven to be effective in your market. Look for special ideas, consistency and persistence in their marketing plan. Also make sure that there is a system for tracking and follow-up with all parties who show interest in your home.
- Make sure that the realtor that you entrust the sale of your home to can also be a resource for the entire process.You will likely need referrals for reputable companies that work in the real estate industry, such as: a closing company, lender, appraiser, contractor, mortgage lender, banker or real estate attorney. A reputable agent will have on-going relationships with other reputable companies in the industry and happily give you referrals.
- Smart realtors guarantee their services. They do this for two reasons. First they are confident that they can perform for you because of their experience, commitment, and work ethic. Second it is smart marketing for an agent to guarantee his/her services. These days, nearly everyone offers a guarantee – television manufacturers, car dealerships, even banks offer guarantees. Real Estate Agents on the cutting edge of marketing guarantee their services.
How Property Tax Rates Work
It’s that time of year again, and some of you may have already received your property tax bill calculation for 2011. If that’s the case, you’re probably be wondering just how the government calculated the property tax rates and why your bill changes every year. Well, the following will answer some of your questions.
First, there is a difference between property tax rates and a property tax assessment. The rate is an overall percentage at which your property is taxed. The assessment is a value of your property, so that the government can determine how much money it is taxing. States have different rules for conducting a property tax assessment, but the goal is to get an accurate value for the taxable property. This is usually determined by the replacement cost of structures and property, or the market value of the property calculated via comparison to similar properties.
Keep in mind that reassessment happens every few years, directly impacting property tax rates. Once a property tax assessment has been conducted for an entire region, the local taxing entity then determines property tax rates. Tax rates are determined in one of two ways, but are subject to percentage caps imposed by the law. The taxing authority can choose to divide its yearly projected expenditures by the assessed value of all property in the region, assigning a portion to each property. It may also choose to estimate its budgetary needs based on different tax rates until it finds a reasonable rate.
Though no one enjoys fluctuating property tax rates—or taxes in general—they serve an important function. Taxes pay for local services, such as police and the fire department, as well as maintenance of infrastructure. They also pay for schools. So complain all you want, but please pay your property tax bill.
For more information visit www.findlaw.com.
10 Tips To Lower your Summer Energy Bill
The U.S. Department of Energy estimates that summer air-conditioning accounts for more than 16% of annual energy spending in the average home. The low-cost tips that follow will help you keep your home comfortable while lowering your energy bills:
1. Have your air-conditioner checked by a qualified professional. Servicing typically includes a check on refrigerant levels, the compressor, hoses, ductwork, and the thermostat.
2. Set your thermostat at 78°F when you are at home and turn it up to 85°F when you are away. A programmable thermostat is an excellent way to save energy and maintain year-around comfort.
3. Make sure your thermostat is not located near lamps or electronic appliances. It can sense heat from these devices, causing your air-conditioner to run longer.
4. Replace air conditioner filters at least once per month; dirty filters restrict airflow, causing your system to run longer.
5. Weather-strip, seal, and caulk leaks around doors and windows, and install foam gaskets behind outlet covers.
6. On warm, sunny days, keep window coverings closed to prevent solar heat gain.
7. Use ceiling or room fans in occupied areas to keep air moving and help to reduce the temperature.
8. Install window tinting to prevent the sun’s rays from reflecting through the windows.
9. Install a whole house fan. These devices circulate cool air throughout your house and exhaust hot air out of the attic.
10. If your air conditioning unit is more than 15 years old, consider replacing it with a newer, more efficient model. Purchase a unit that is ENERGY STAR rated for high efficiency performance.
Looking For More Ways to Save?
The additional tips that follow will help you save energy all year long:
Make sure that your home is properly insulated. This will reduce energy costs and keep you comfortable in summer and winter.
Plant deciduous trees around the south and west corners of your home; in summer they will provide shade, which will help to reduce cooling costs. In winter, when they lose their leaves, the sunlight will help to heat your home.
While summer presents a number of unique opportunities to make your home more energy efficient, it is important to remember that conservation is a year-round effort.
10 Things A Buyer Should Know Before Purchasing
- With falling home prices and near-record low mortgage rates, now really is a good time to buy. First and foremost, buyers need to make sure that they have solid job security before deciding to buy a home. Job security is probably the number-one consideration that people should have when purchasing a home. Buyers that feel comfortable enough about their income are in a great position to take advantage of some very attractive real estate deals.
- Now more than ever it is important for potential buyers to use an experienced real estate professional. There is very little downside and a lot of upside to getting a professional working on your behalf to help you find the right house. Foreclosures and short sales, an increasing large portion of the current market can involve legal and other hassles often best handled by an experienced professional. Look for an exclusive buyer agent who will have your interests at heart and can help you with strategies during the bidding process. Remember, sales commissions are paid by the seller, so there is no cost to the buyer to have their own representation.
- Start by shoring up your credit. Since you most likely will need to get a mortgage to buy a house, make sure your credit history is as clean as possible. Get copies of your credit report. Make sure the facts are correct, and fix any problems you discover.
- Aim for a home you can afford. The rule of thumb is that you should buy a house that will cost about two-and-one-half times your annual salary. There are many calculators available online to get a better handle on how your income, debts, and expenses affect what you can afford. If you have a home to sell, wait to look for your next home until you have a contract on your current home. That way you will know exactly how much you have to spend on your new home.
- Before house hunting, get pre-approved. Getting pre-approved will put you in a better position to make a serious offer when you do find the right house. Pre-approval from a lender is based on your actual income, debt and credit history and is a fairly simple process.
- Use a knowledgeable reputable mortgage lender. Be sure to select a reputable lender that will work with you to get the best deal possible. Look for a lender who will put all costs in writing, carefully explain loan options, encourage you to ask questions, and not rush you into a quick decision.
- 6% is a good rate. With all the headlines about 30-year mortgage rates dipping below 5 percent, many consumers believe they’ll be able to lock in a rate in the high 4’s. But with today’s tighter lending standards, many borrowers won’t qualify for the most attractive rates. Keep in mind, trends of 30-year, fixed-mortgage rates over the past few decades, it’s clear that any rate that starts with a 6 is still very attractive. If you qualify, there are many lenders that offer low-interest mortgages that require a down payment as small as 3 percent of the purchase price.
- Choose carefully between points and rate. When selecting a mortgage, you typically have the option of paying additional points (a portion of the interest that you pay at closing) in exchange for a lower interest rate. If you plan to stay in the house for a long time, five or more year, it’s usually a better deal to pay the points if possible. The lower interest rate will save you more in the long run.
- Don’t buy if you plan to live in the home short term. Purchasing a home in today’s market only makes sense if the buyer plans to live in the home for at least three to five years. Those who plan on selling the property sooner might not provide the property enough time to recover the costs of buying and selling and any lost value that may have occurred in the short term. Even if a home declines in value over a short term, it can still be a good investment if you give the market enough time to recover.
- Before making an offer on a home examine the selling prices of similar, nearby properties. Make sure the sales information is fresh because the market is constantly changing. For an accurate gauge of home prices in a given market, buyers should look for comparable sales data that is as recent as possible. Your opening bid should be based on the sales trend of similar homes in the neighborhood.
Homeowners Insurance Basics
Homeowners insurance exists because a home is a huge investment, often one of the largest purchases many people make in their lifetimes. Naturally, people want to protect the value of their precious property. Homeowners insurance is a contract between a homeowner and an insurance company. As long as the owner pays the required premiums and meets the other policy requirements, the insurance company guarantees to reimburse the owner for any losses incurred due to natural disasters or human-caused damage.
What Does It Cover?
A basic homeowner’s insurance policy protects the owner against any property damage that results from things like fire, lightning, wind or hail storms. It will also provide for motel and food costs if you are forced to leave your home while such damages are repaired.
A typical policy, however, does not cover flood or earthquake damage. Because these issues are usually specific to certain regions of the country and can cause extreme damage, these can be purchased as separate policies. If you live in a flood zone or near an earthquake fault line you may be required by your mortgage company to carry these protections.
A basic policy will also cover homeowners against loss from theft or vandalism as well as reimbursement for personal property destroyed in natural disasters. It will also provide for something that many people may not normally associate with home protection – liability coverage for lawsuits brought against the owner by people who were injured on the property. This includes the cost of legal defense up to the allowed policy limit. Additionally, most policies will have a provision that will cover the basic medical expenses for the parties.
Is It Required?
Homeowners insurance is almost universally required by mortgage companies with the purchase of a home. This is because the investment is almost as big for them as it is for you. They want to make sure the property is protected from major damages so that if you are ever unable to keep up with your payments, the lender can then reclaim ownership and be able to sell it fairly easily. And even if you own your home outright, a good insurance policy is still the best way to protect the value of your home in the face of the unexpected.