My Home Staging Consultant who I hire suggested adding the rug to anchor the foyer rather than bare floors

You would think that Northern Virginia real estate agents would get it by now, but I am still seeing some really bad house photos being posted online. It is a trend that a lot of agents across the country poke fun at, and even have blogs of the worst photos seen in their MLS.

Anyone who is looking for a home to buy is starting out on the Internet while sitting at home or at work (yes, we know). Doing online research like moving to Vienna, Virginia is done easily from a living room in San Diego, California. So it seems obvious to me to get house photos right from the get-go and put as many photos of the highest quality into the MLS or a linking site like Google’s Picassa or Flickr.

The MLS site is the obvious place to start because it feeds consumer real estate sites like Trulia, Redfin and Zillow. Yup, those photos taken by me are disseminated by the almighty MRIS which is Northern Virginia’s MLS. So 30 photos definitely get popped in here for fast syndication.

The McLean and Vienna VA real estate markets are highly competitive so having quality, staged photos should be 50% of your home’s marketing strategy. (this is obvious to home buyers)

Here are my tips for better real estate photography:

• If you are unsatisfied with your photos, then hire a professional
• Use a digital camera with a wide angle lens built into the camera
• I update my camera on a regular basis, read more at my FAQs page
• Take plenty of shots (50-100) and then pick and choose on your computer
• Do not use a fish-eye lens because the photos just look too weird
• STAGE your photos by turning on lights, hiding garbage cans etc.
• If the sun isn’t out, then come back later for another cover shot
• Keep in mind that the buyer who is boarding a plane to house-hunt will only have time to see five homes in McLean, and will pick one to buy.
• Don’t be afraid to change the photos… if there was snow on the ground the first time and it is now May, take some new photos then upload them!

Having clear photos is an absolute must, #1 priority for me when I list a property. Why? Because  home buyers wanting to see Mclean or Vienna homes for sale have their iPhone or Droid real estate apps running all the time showing photos, photos and more photos.

Having poor quality real estate photos is a real no, no!

Leave a comment about any bad photos you have seen recently.

Image by stevendepolo via Flickr

Real estate buyers have the option of having an agent work with them during the home buying experience. A “Buyer’s Agent” has an obligation to pursue the interests of the buyer finding suitable homes that fit their financial capability (budget), find homes with a good location, keep information confidential, and most importantly present any written offers on homes that are deemed, “OK”.

And ultimately handing you the house keys.

In real estate, the written offer is essential

The Regional Real Estate Sales Contract used in Northern Virginia by Realtors has been refined and reviewed by committees, lawyers and the court over the years. The Contract includes all the consumer protections that are available, and the Virginia Jurisdictional Addendum adds additional language regarding home in Home Owner Associations or are Condominiums Rules, Fees, or Amenities.

Putting together an offer requires a level of skill especially when the real estate market is active. Yes, being sloppy will sink your offer quickly when you are up against someone offering the exact same amount of money to a home seller. Not including a pre-approval letter from a familiar mortgage lender or demanding a response on a brand new house listing may also tip the scale in the wrong direction.

Finding the right house is the easy part, really!

This year has had its share of unique experiences where the deal could have fallen apart if I had not handled properly. There was the case where the other agent had a fit when my client stalled signing Form 100 two weeks before closing (it settled on time), or the  agent who did not return calls on a 365 day-old listing (which I eventually sold for over $1.5 million), or the law firm who collected past due mortgage payments but did not send it to the mortgage lender (closing was delayed, but it closed), or the extremely low appraisal that triggered a new set of negotiations (the seller reduced the price).

Home Buying Mistakes will cost you

So hearing from some buyers recently that “they were not going to work with an agent” gave me a shock. It seems that, with all the home buyer tips and information out there including blogs like this, that buying a home in Northern Virginia appears pretty easy. But the reality is once they have found the house… you know, the one they have been looking to find for the past two years, that they are unable to successfully make an offer.

This buyer strategy seems to focus on dealing directly with the seller’s listing agent, throwing caution to the wind that they will be treated fairly, and assuming the real estate agent is going to give a better deal since they won’t be splitting the commission. Here is my insider tip: that real estate strategy may work on a house that’s been for sale since last summer, but it is not going to work on the house listed last Thursday and has home buyers crawling all over it.

Hey, if you want to spend the next year going to open houses and getting e-mails from Realtors then that is your choice. But you need to know that I have helped many people buy their dream home in a time efficient, cost effective home buying system giving organized home buying tips and professional guidance that get the deal done. Really, finding the right home is the easy part!

I’m open to reading your experiences of keeping the deal together, or finding the house and having it sold before you heard back from the seller’s agent. Go ahead, leave a comment.

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The kids in Fairfax County, VA didn’t have school for almost two weeks and were stuck at home building snow forts, sledding down typically busy streets, and developing cases of cabin-fever.

Here is a window showing me, Doug Francis, at home dodging the snow.

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Image via Wikipedia

If you are looking to buy or sell a home, I’m sure you have used  Google to do most of your research. In a recent conversation with a REALTOR colleague in Falls Church, Virginia, she shared how home buyers walking into her Sunday open-house already knowing the tax assessment, local school scores, neighborhood comparables and much more. They were well versed in the subject matter (buying a home in that neighborhood) and had brought their A-game. Agents love buyers who are willing to make decisions quickly because our real estate market remains one of the most active in the country.

Home sellers have always reviewed recent comps…

now home buyers are getting well prepped

This change is good and going to get better. But there is something all the Google-ing can’t answer, and that is where a talented agent is going to shine. Knowing the Walkability Score, the school test scores, the Zestimate or the impact the power lines may have will not help understand the true motivations of the decision makers.

Here are some of my musings as I drive through the Wendover Community in Vienna, VA along Lawyers Road between Vienna and Reston.

Please contact me if you are interested in confidentially discussing your home buying options. Many of my clients are senior level technology people, established professionals, and transferees from around the country.

My e-mail address is doug@dougfrancis.com

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Image via Wikipedia

Happy New Year!

Like most of you, I recently sat down to review the last year and look ahead to 2010. And like any business person, I took a long hard look at my real estate business, the Northern Virginia real estate market as a whole, my relationships with clients, and where I saw the business in the new year. One of my primary thoughts was that I needed to re-connect with a lot of people who I haven’t spoken with in much too long a time.

Maybe you are one of them? We can meet at Starbucks, call me!

Here are a few of my thoughts on the subject of 2010…

Like 2009, we are going to face a challenging real estate market for Home Sellers and Home Buyers in Northern Virginia

• Buyers will see low interest rates
• Buyers will feel pressure from the home buyer tax-credit deadline of April 30th
• Buyers will see a small inventory of homes for sale
• Buyers will compete with other, very qualified home buyers when submitting real estate contracts
• Buyers will need an agent who prepares them to be a strong and competitive, will show them all homes for sale, and actively pursue a negotiation

• Sellers will see prices remain flat
• Sellers need to know only good properties priced well, and staged well will get an offer
• Sellers will see picky home buyers who may back out of contracts for no apparent reason
• Sellers, those who want to buy another home (move-up or down), will need to understand the April 30th tax deadline
• Sellers will need an agent who understands how today’s buyers look at homes and decide to buy

For more information about the April 30th home buyer tax credit deadline you should read my post on the subject. Timing and strategy in early 2010 are going to be the key to success.

I look forward to re-connecting with you… hey, the first cup is on me!

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The seasonal breakdown to prepare you for living in Northern Virginia

• In the Winter we get icy weather including snow, temperatures in the teens, sleet and “wintery weather”.

• In the Spring it is 70′s and 80′s with a long blooming period, some thunderstorms and few bugs.

• Summer can be hot with temperatures reaching 100… plus high humidity and mosquitoes.

• Fall comes in October with spectacular foliage and moderate temperatures.

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Image by DougFrancis via Flickr

The agent who wrote up an offer on a listing of mine contacted me because his client had gone to the tax records and now thought the property was a condo. There was some confusion on his end and he wanted me to clear it up.

This raised a flag since the buyer’s agent must not have gone through this fact with him, but also raised another flag because I never overlook something as critical as the proper type of ownership.

For example, imagine if you made all the payments on your car, only to find out it was a leased vehicle at the end of 60 months? Heck, I bet you would be double mad as heck!

Knowing the type of ownership is essential in real estate

Before you make any offer, your real estate agent should look through the tax database to see if the home is condo ownership, fee simple ownership, or a co-op. This point is huge because it could impact your monthly budget significantly since condo fees are typically high. This is a legal definition folks… and not just jargon.

I have done this business for a long time and always double check this information. In my ABR, and Continuing Education training we are always told to understand the available facts about a home when discussing any home with real estate clients who may be considering buying a home. More about me at About Me.

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This two level condo is in Vienna – Tysons Corner, Virginia and is available immediately. 2 bedrooms, 2 baths, 2 parking passes, super clean 10 year-old unit close to SAIC and Booz|Allen|Hamilton, Freddie Mac,  (yes, I know there are others) , Harris Teeter, restaurants and shopping.

Located at 1502 Northern Neck Drive #101, Vienna VA 22182

Unit is over 1,500 square feet!

This community even has a pool!

Always -  Equal Housing Opportunity

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In the Washington D.C. metro area, we have Realtor Associations in Maryland, D.C., and Virginia, plus many Realtor sub-associations in each state. Some agents get licensed in all three jurisdictions which also means they need to join each association (yes, it does sound like a racket to me too). But, this is where some agents may be trying to skip a step when working on the other side of the river.

Well, the first time the box did not work I just called the agent and left a message. The second time I left a message too. I figured out the Maryland connection through a little detective work… their telephone numbers were area code 301.

Maybe a trench coat would help my business? Or maybe that’s a 301 redirect (too geeky?)

Silence.

No response, no thank you’s, and no call saying that they changed the box so please come back.

They did not care about the situation… probably because driving from Maryland into Northern Virginia almost requires you to go through Tysons Corner where the Capital Beltway is torn up and traffic is snarled 18-hours a day.

The lesson for the Sellers: If your agent installs an out of area lock-box, then you have a gross negligence case.

Maybe it’s time to find someone who cares about selling your home!

So after you have surfed through umpteen home-search web sites late one night, contacting a reputable lender and completing a basic loan application will get the ball rolling! I know some.

Have you been paying you bills on time?

It’s a hard-and-fast rule…

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