Should You Contact Listing Agents About Homes You Are Interested In?

Recently the question came up to me from a prospective buyer on whether it was a good idea for them to have me show them one of my listings. Generally, most buyers contact a listing agent on a property to get more information about a property....But should you work with a listing agent on purchasing a home they have listed for sale? In North Carolina as a Realtor we all work for the seller unless we have a buyer's agency agreement signed by the prospective buyer which means that they are exclusively working with us in trying to find a home....But the age old question is that is it a conflict of interest to work with both parties in a transaction? After explaining agency and the role I would play in a transaction with a prospective buyer they said if I want to buy this particular house (one I had listed) should I get my own representation? My answer is it all depends on the situation. On a traditional home purchase where the seller is not short selling their house or there are no special circumstances involved I would recommend to get your own representation. The reason is simple. Even if you sign a buyer's agency with me; I still represent the seller first and foremost. So anything you tell me that can affect the transaction I can pass along to the seller in order for the seller to make a more informed decision.... I will know what your feel is a fair price for the house. i will know what you are comfortable paying for the house. I will know the terms you want for the house. Thus, I am going to tell the seller everything and your negotiating power has just been lost. However; on a short sale the rules are a little different. Yes the seller is selling the house. however; it is ultimately not their decision as to what an acceptable price is for the house....That belongs to the bank or lien holder. the bank will do their due diligence to find out if the offer is an acceptable one or not....they will counter back or accept the offer as it is written. the seller really does not care what you will pay for the house....the seller only cares that the house gets sold before it goes to foreclosure. I have represented both parties on a short sale before. I found no conflict in interest in the transaction. The bank basically set the price and the seller had an agreement with the bank and the buyer got the home for a fair price.....All it did was make the transaction go a little smoother since I eliminated a middle person (another Realtor) out of the equation. I was talking with this buyer the other day and told her if after looking at other homes she decided that this was the one she anted to purchase i would recommend her to a few Realtors i know to help facilitate the transaction....This way she is getting the representation she deserved and I am not put in a position where I am not giving the buyer the just representation they deserve. On the other hand; I did show her other properties and told her if this is not the right home for her then I can represent her and give her the representation she deserved and would be solely looking out for her best interests. Amazingly, she had been looking at numerous homes over the past few months and has contacted the listing agent on each one to view them.....I was the first that offered her that option and explained it that way..... Everyone else she said insisted she sign a buyer's agency agreement with them....Why? if they buy the house you have listed you are not truly representing the best interests of the buyer...... Dave diCecco Realtor/Broker www.davedicecco.com

Should I Leave My Charlotte, NC. On The Market During The Holiday Season?

The age old question always comes up right after thanksgiving holiday...."Should I leave my home on the market or take it off and put it back on after the first of the year?" My answer is always the same when I get this question.....leave it on the market. There are many reasons for this. Some are logical and some are just from crunching and looking at numbers and trends over the past few years and deciphering that data. First, From Thanksgiving through the first of the year is considered the holiday season. it is when people are in a festive mood and out holiday shopping, attending holiday parties, and getting together with friends and family to enjoy the holiday's together. So, time becomes a precious commodity during this time. It seems that even when we feel that are days are not long enough now; they are even shorter with the holiday's. This leads me to my point. If I have a home on the market NOW during the holiday's and I get a showing; the chances are pretty good that they HAVE TO BUY NOW.... Who goes around thinking of looking at homes during the holiday's? I know I have a lot of other things to do with my time and would wait to after the first of the year to "look for homes' unless I HAD to move or buy. Second, a lot of home sellers schedule their listings to expire around the holiday's. The intentions are that they do not want the home on the market during this time period and do not want their home or holiday disturbed by showings....So, thus they remove it and look to put it back on during the spring market. This leaves even less competition out there for you when people are looking for a home.....The statistics show that from Thanksgiving through the first week of January inventory levels of homes on the market are the lowest all year. Third, home sales during this time of the year are down from the spring and summer months.....but not far off from the fall or early winter months. In fact in relation to the amount of homes on the market and the percentage that actually sell during this month in the Charlotte area is the third highest total all year for a month. So, more buyers may not be out but a higher percentage of homes on the market actually sell now than in 9 other months of the year... Why would you want to not be part of one of the highest sale times in relation to inventory? During the holiday's it may be inconvenient to have someone come look at your house, but they probably have to buy NOW....With inventory levels at low levels and more buyers per house on market than most of the year why would you not want to keep your home on the market during the holiday's? Dave diCecco Realtor/Broker www.davedicecco.com

New Listing: 339 Amir Circle Matthews, NC. 28105

339 Amir Circle is a 1500+ square foot 2 story home located in the Crestdale Crossing subdivision of Matthews, NC. This home features 3 bedrooms and 2.5 bathrooms. The home also has the added feature of a bonus room in the upstairs.... As you enter this home you initially will not ice the cathedral ceiling in the living room and the stone gas fireplace. The living rooms is a spacious open room that can comfortable sit a family. Off the living room downstairs is the master bedroom. A good sized master bedroom that is large enough to fit a king sized bedroom set in it; the convenience of having it on the main level is very attractive. but the one feature that stands out is the large walk in closet this room has to offer. The home owners forgo the separate garden tub/shower stall combo to get the extra large closet and it is almost like walking into a room.... Through the living room you enter the kitchen which is located on the back side of the house. the kitchen is open and has plenty of cabinet space as well as counter top space...All the appliances stay with the home as well. Venture up the stairs and you are greeted by two good sized spare bedrooms and a bonus room. The bonus room does not have a door or a closet but was previously used as an office/play area for the children....The possibilities with the room are endless. Go out the back patio door and you will be greeted by a nice level back yard that offers privacy and plenty of room for the kids to play....Pass through the walking trail and you can venture to the community playground and field. A nice wide open area that has a brand new play set for the children and a field about the size of a football field for the children to play on. One of the best features of the house is the location. Crestdale Crossing has only one way in and one way out. Thus all the streets either dead end or form a cul de sac....It makes for a nice peaceful area. Also, located in the award winning Matthews School district....This home is currently slated for Matthews Elementary School, Crestdale Middle School and Butler High School. A lot of families have called Crestdale Crossing home...priced at only $79,500 this is a great value in a fantastic location..... Dave diCecco Realtor/Broker www.davedicecco.com