The Massachusetts Real Estate Guy

The "Un-Christianity" of some "Christian" Real Estate Agents ...

I might get hate email or comment posts for this ... That's okay... I need to get this off my chest...

I REALLY hesitated writing out THIS post, believe me, but this bothers me...

A couple of months ago, I had a phone call from an agent in another part of the country...

Through my blogging, he found me and contacted me concerning a referral he wanted to hand over to me ...

Which I deeply appreciated, don't get me wrong. I was curious as to why he singled me out. I was hoping it was due to my blogging, my qualifications on various important topics in real estate. Maybe he liked my online "personality"... who knows? 

Whatever it was, I was a little "curious"...

So, he called. Asked me the usual. How many years, my area of service. 

Then he asked me a bizarre, really bizarre question. I NEVER imagined THIS question could be construed as a "qualification"...

If this type of question was asked by a potential employer to a job interviewee, I can only imagine the civil right violations and the potential for lawsuits it may have opened up.

"Are you a Christian" real estate agent?  Because my friends, they asked me to find them a "Christian" real estate agent."

Like I said, I was absolutely floored ...

It took me a moment to regain my thoughts. The first thing I thought was  "I'm NOT dealing with THIS jerk."... "Who need this?"
 

He kept asking that same question, "Are you a Christian" real estate agent? over and over again. If anything, I felt he was (unintentionally) sort of "taunting" me ...

I was flabbergasted.  Stunned, was more like it.  I couldn't believe it.  I immediately mentally tried to answer to myself, "what does it matter?"

I mean, we do live in America, don't we?

Plainly speaking, I was insulted.  I didn't want to deal with this narrow minded jerk.

So, I quickly collected myself, and explained I just didn't feel comfortable answering his question. He gave me a long, "drawling" kind of laugh, like he verbally exposed the devil in a lie, and then I told him someone else would be calling him.

In other words, my marketing efforts and blogging made someone else a potential commission because I didn't like the position I was put in by this "Christian"...

A Christian, mind you, who acted very "Un-Christian like".

How Christian? Eh?

What irks me is the indirect discrimination the referring agent practiced. 

I just didn't like it.

Whether or not I'm a Christian has nothing to do with the issue, and I'm not looking to get anyone in trouble. I am looking to expose a very important, very frustrating, issue at hand. The issue of how religion can be used to practice prejudice in a "commission" only, independent contractor status type of hiring. 

LOL, what's even funnier is, up until now, I pretty much have tried to keep religion out of my real estate discussions. Didn't even think of it, to be honest. I mean, really, when you think of it, who cares?

But it's wrong. You know it's wrong. It can be construed as a violation of housing laws.  I want NO part of it, on any end. BUT IT'S WRONG..

I honestly don't even go there, in terms of religion, when dealing with the public. However, I worry about agents like the guy I am writing about, because if he did THAT to me, what did he do to others?

I never considered someone's religion to be of paramount importance when I went to a Doctor, hired or recommended an accountant, a lawyer, chiropractor, or auto mechanic. 

Christian Real Estate Websites have been under fire before for similar allegations, as I found out when I did a "Google" Search.
I guess my gripes were someone else's too, a while ago...

Which begs the question; would most of these "Christian" real estate agents work with non Christians in terms of helping them buy or sell property?

I think you know the answer to that ... and that's what I don't like, the "one sidedness"....

Let me turn the tables and ask, are they saying they are more honest than everyone else?

Does that make everyone who doesn't meet "their" standards liars? Unethical? 

What was that Jesus said? "Let he without sin cast the first stone"

Yeah, right ...

How dare they?

And that, my friend, is the honest "Truth"... no matter what my religion is ... or yours, for that matter....


 

Where housing is headed...

Interesting article.

Federal Tax Credit Explained

I've been very busy lately... Reo's, Short Sales, Multiple offers...

Yup, sorry I lagged in writing posts, but I've been very busy lately, mainly with short sales. 

I think I'll try to at least type a couple of sentences every couple of days, instead of writing a major big post once every so often. Probably easier for everyone to read, too.

Based on activity, I can tell you, properties are "flying" off the shelves!  Some are being sold within the hour! 

It doesn't matter if it's a bank owned or a "human being" owned property. If it's competitively priced, it'll move!

If you prefer to think that's a property being "given away", you stick to your opinion, let me not try to change your mind. I frankly, am too busy.  

But I personally am seeing multiple offer situations, with bids over and sometimes even WAY OVER asking price.  It's a war out there! 

A client who lost out on a couple of multiple offer situations asked me; "I thought it was a buyer's market out there!" 

Yes, my friend, it is.  When you're looking at a property (3 family) that's on the market NOW for $100,000 and probably has offers over $110,000, that's still better than $300,000... what THAT property may have sold for in 2004.

Yup, it's a buyer's market, all right...

I heard rumors that seem to be coming true.  In terms of short sales and reo (bank owned) properties,, I hear that soon enough you will start seeing a reduction in the availability of reo bank owned real estate and a rise in "short sale" properties.  This makes sense, what with the government stepping in and trying to slow down the foreclosure rate.

It's great news BUT "things" need to happen... to make this process smoother.

Number 1, in terms of short sales on government loans, I heard that lenders will be REQUIRED to pay 6%.

Couldn't be happier with that. Any "Realtor" haters out there, go work twice as hard for half salary and THEN stop by and comment on THIS blog....

Number 2, Lenders will NOT be able to pick and choose their own choice of appraisers.  They will have to use an appraiser who will be in a rotating pool.

I can see why this is happening, to reduce lender fraud, and for that, I have NO problem with this. 

However, as a friend of mine, who was previously in the mortgage industry, pointed out to me, it also elevates the appraisers who DON'T know what they're doing or are horrible appraisers to a new level..

I've observed over the years that REPUTABLE lenders tend to pick REPUTABLE appraisers. Scumbags pick Scumbags. "Birds of a feather flock together..."

Well, we'll see how THAT turns out...

I looked all over for more training on short sales.  With the short sales I've done in the past year I can tell you, I've learned a couple of things;

1.  I will either handle the short sales myself or ask my clients to get legal help. As for loss mitigation companies, I couldn't see what extra advantage they bring to the table.  Lenders prefer to work with LICENSED Real Estate agents anyway, in my view.

2. Sometimes lenders pull tricks out of their hats in the last possible minute, like the case I had where they "all of the sudden", in the last day before the closing, wanted the seller to take a non secured loan for a lot of money (let's say for this discussion, $40,000), because when it came down to the nitty gritty they were going to make more by foreclosing the property due to the private mortgage insurance! What a cruel, cruel thing to do in the last minute.

3. What attracts me to short sales the most is not that they are much much more difficult; what attracts me is the fact that a person who does a short sale may be in a position to buy again and start all over in around 2 years!  Having a foreclosure can be devastating....

I think it's about time short sales are standardized and possibly even regulated. Waiting 2 and more months for just an answer from some of these lenders is bad, bad for the buyer, bad for the seller, bad for the lender. Any ideas, anyone?

I've written enough now. Gotta go to an appointment. In the meantime, comment away!

The harder it is to show your unit, the harder it is to sell it...

This is what I had to deal with when I went to show a condo in Framingham yesterday...

Ahem...

In fairness to the agent who had the unit listed that I went to show, he DID in fact have the lockbox labeled, but the above scene, add a heavy downpour, and so on and so forth, IS PLAIN RIDICULOUS!

I mean, come on... really..

Most of these boxes were NOT labeled.  That's the problem.  They should be, with Company, Agent, and Unit Number. Yup. UNIT #.  Unless you are an REO using one of the same stupid combination codes. the unit numbers SHOULD be on the box.

Or get a new code.

Or better yet, use the "Supra" electronic lock box.  They're $20, for Pete's sake!

My client got tired and I can't blame him.  Having to "hold" 6 (I think)  boxes "up" while I was struggling to use the keypad to get the lockbox open (the agent did in fact, use an electronic lockbox, THANK YOU!), in the rain, AND it was getting dark... well, it WAS a scene...

and my client said, "forget it"..

That's okay.. I'll find him something.  However, when I'm going from one property to the other, these little things get ridiculous.. RIDICULOUS!..

and the agent that listed the unit, hey, he did have his box labeled..

Everyone should have... I didn't know he did until I had to look at some of the others.

In the pouring rain...

Online Seminar: Your First Home!

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So, here is the presentation, enjoy...If you want the book, I'll either get you a copy or, depending upon where you are, I'll get an agent that covers your area to get you a copy.

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View more presentations or upload your own.

"I want to speak to the listing agent..."

I had an odd call last week, which I've had before, anyway......

A woman called me inquiring about a listing on a certain street. She knew the address and wanted a couple of details on the property.  "No problem", I said.  "Let me ask you a question?", I asked. "Where did you get my name to call me on THAT specific property?"...

The reason I asked was because I know that my listing, once it hits the MLSPIN system, no longer is MY information, for the most part.  Listing information gets aggregated ALL OVER the internet, and "my" listing could show up anywhere on any number of sites, with or WITHOUT my name as listing agent.  Same thing happens to other's listings and vice versa. Of course, I don't agree with this but I'm just a "little" guy, having pretty much no say in the matter.  They should pay us listing agents royalties for our "intellectual property"; they make money and get traffic driven to their sites due to OUR hard work! 

Oh well... That's just the way it is...

However, I ask, as ANY good real estate agent should, to keep track of what works and what doesn't in the "wild" world of the internet.  Helps me explain to my clients what they should expect to be more productive and what may be an eventual waste.

The lady didn't know that info.  That's fine. Then I asked her a couple of "qualifying" questions, explaining to her I was NOT the listing agent and a quick rundown of buyer agency.  She explained she ONLY wanted to talk to the listing agent. 

I explained to her that's no problem; there's probably no benefit to it.  What will most likely wind up happening is you'll get NO representation. 

I've been through this kind of thing before.  What's going through these people's mind?

For one thing, they think they will have a chance to get a break on the price. 

Secondly, they think they can "get" more information from the listing agent.

In both instances, they're mostly likely VERY wrong!

Firstly, if the listing agent gets an offer, and they "get" a "double dip", on the comission, who's to say ANYONE gets a break?  The listing agent gets the whole thing; the buyer gets NO representation (unless the buyer and seller agree to "disclosed dual agency", which may be treading on "dangerous" waters.

Secondly, and even more importantly, if the agent gives anyone a break, it will probably be the seller, not the buyer.  The listing agent is legally and contractorally obligated to represent the seller's best interests.  It HAS to be disclosed that the listing agent gives a "kickback" to anyone, and it may be a conflict or a legal problem if that happens, anyway. If anyone gets a kickback, it will probably be the seller. 

Guess who keeps the extra money?

Every case is different, but it's generally a very bad idea NOT to have a buyer's agent on your side.  The listing agent's job is to get you to pay the absolute highest possible.  As an "ethical" buyer's agent, I do my best to save my client money.  You have to understand, however, that commission is not part of the negotiating. 

A couple I worked with wanted to offer a certain amount. Sensing an opportunity with an inexperienced agent and the comparable market analysis, I was able to save my clients over $6,000. That amount was FAR better than the amount they would have gotten back on a "kickback" with another company. I am the one who initiated the conversation; I am the one who took the steps. 

I cannot say due to confidentiality who, when, and where, and also because I can't remember all the precise details, but I can tell you, when I was able to sense an opportunity to save them money, or net them more than they expected, I took the opportunity, without "blowing the deal"..

It's not MY decision to "blow" the deal. That is for my client(s) to decide.

Back to the lady in this post, now.  I didn't argue with her. I let her go. I don't know what "mickey mouse" real estate blog or website she went and got her information, but I can tell you, she inspired THIS post!..

My reputation and my diligent work mean more to me than anything. In the next week, I will post further articles to articulate this.  At least, in having THIS BLOG, I hope I get my point across. 

Last thought; Look at ALL sides of an issue when considering to call a listing agent directly. Please read THIS post.  Thanks.

If it's a buyer's market, then what are you waiting for?

Seriously ...

For any buyer, savvy ones, first time buyers, "trade up" buyers (ESPECIALLY trade up buyers!) and "trade down" buyers, investors, etc, etc, etc, THIS IS A GREAT TIME TO BUY!

The interest rates alone at least warrant a good look at the market!

I suppose the bug concern with many buyers currently sitting on the fence is "how much lower will prices go?"

Have you been analyzing the prices?  Have you ACTUALLY been compiling data?  Or are you simply going by what's being said in the media?

No doubt about it, prices HAVE come down, but there is a point to which the downward trend begins slowing down, total stagnation occurs (a price "freeze", for lack of a better term, and then, as confidence starts coming back, the cycle reverses itself.

The process of reversing may be slow, at a medium pace, or fast and hard. No matter what, THAT's when you start kicking yourself in the butt and scream in despair, "I should've"...

I'm not making this up. I've seen people scream these three words right to my face!  Some even blamed me for not pushing them!

Pardon me for not being pushy!  Another stereotype squashed!. 

"I should've,"  That hurts. It's not as bad as "I couldn't", or "I wasn't able"  "I should've", means you didn't take that chance and you regret it. 

Sure, it's risky, but then again, is it as risky as the stock market?  Gold? Other investments?  What if you simply need a place to live? Is it better to pay rent? Have you checked this out?  Could you in fact, be paying more in rent presently than a mortgage payment?  Do you think things won't turn around?  Ever?

In some areas, prices overall have remained stable and even appreciated, in spite of the "gloom and doom" you may be listening to in the news. 

If anyone wants an absorption rate study of a certain town as a way to judge the "health" of the market, I tell you what; I want to earn your trust.  Make an anonymous comment on this post and I will post the study for you and you can download it. Of course the absorption rate study will be "public"; anyone will be able to download it, but what do you care?  No one will know who you are.  If you'd rather be private all the way, then contact me here and I promise I will send you only the absorption rates by email and that's it! 

I have a client who, through BuyWorcesterNow, was able to get 4.5% interest and he is buying a great property at a great price. Will YOU be able to likewise? I don't know.  But It's worth a shot, I would say. 

And I haven't even begun going through the tax advantages and the tax credit available. 

Fear can be a great friend, or a bad enemy. Just ask THIS guy...

                      

Are you on a tight budget? Then check THESE properties out in Worcester for $100,000 and under.

Unbelievable...

Click here and you can see an ever changing daily listing of every single family (and attached single families)  for sale in Worcester priced under $100,000. 

Have you been considering buying in Worcester?  If you've NEVER seen prices this good, and think that eventually, values will go up, add in the beautiful  interest rates, plus the advantages of the Buy Worcester Now program, ask yourself if waiting any longer is even an option anymore. 

You can create any list you want.  Want Multi Families in Worcester under $200,000?  Got it!
How about the town of Clinton for Single Families, all price ranges?  Got that too!  The list is endless!  You can create any list you want.  

To start with your own list, click here.  If you want more detailed information, sign up for the updates and per my website and blog policy, I won't contact you unless you ask me to.

Happy househunting! 

Search for Homes in Worcester, in Massachusetts. No more registration required.

... and you'll get them all...

I mean, my search system includes EVERYTHING for sale and rent that's inputted in the MLSPIN system.

So, have fun, kick back, look at anything you want.  If you'd like more info, you'll need to sign in, but I promise NOT to call or email you unless you request it.

You'll be able to get the addresses. Practically the whole state is on the search criteria.