tag:blogger.com,1999:blog-134896742024-02-07T22:05:17.675-05:00Martha's Vineyard Real Estate InsightsMartha's Vineyard Exclusive Buyer Agent Real Estate News and Views including market conditions, vacation home and luxury property information concerning Edgartown, Oak Bluffs, Vineyard Haven, West Tisbury, Chilmark and Aquinnah. If it's on my mind, I'll discuss it.Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.comBlogger198125tag:blogger.com,1999:blog-13489674.post-32344688558777395562016-09-17T10:29:00.000-04:002016-09-17T10:29:35.351-04:00MARK IT UP TO MARK IT DOWN<span style="color: #333333;">Those of us who live in Massachusetts should
know who Eliot Tatleman is; he is the spokesperson for Jordan’s Furniture, an
innovative home furnishings store that was purchased by Berkshire Hathaway some
years ago. The furniture business is
extremely competitive with companies like Bob’s, Bernie & Phyl’s and
Cardi’s all vying for favor through the medium of television. Tatleman has recently been hawking his bed
mattresses saying that the competition marks their products up so they can mark
them down, which he implies is not a savings for the consumer. Jordan’s price
is the ‘best price’. I had to ask
myself, “Didn’t we in the real estate business invent that marketing practice?”<br /><o:p></o:p></span><br />
<span style="color: #333333;">I am forever frustrated and dumb founded by the
fact that the practice of over pricing continues without any realization for
what the downside is to the Seller and to the overall selling process. Many of my colleagues dismiss it by saying
“there is an ass for every seat”. I
wonder what they mean by ‘ass’, but then again what was the expression we
attribute to PT Barnum about suckers? Here are 5 reasons why over pricing is
not a good idea for Sellers, and in turn may mean a lost opportunity for
Buyers. <br /><o:p></o:p></span><br />
<span style="color: #333333;">1. <u>Fewer Offers or No Offers</u> – An
overpriced home discourages prospective Buyers from making Offers, if the
difference between the asking price and today’s market value is substantial.
Many Buyers won’t waste their time on a property they believe is overpriced,
and may even think they would be engaging in a hostile negotiation that would
insult the Seller and never go anywhere. <br /><o:p></o:p></span><br />
<span style="color: #333333;">2. <u>Lost Inquiries means Lost Showings</u> –
Buyers shop within price ranges and over-pricing a property may put the
property out of line or out of range with its competition. In a perfect world Buyer Agents should
concentrate showings based on the stated price-range preferences of the buyers;
however, knowing that properties are overpriced a buyer agent will offer
properties that are above the buyer’s stated price range. Without an
explanation the buyer may infer that their agent is trying to upsell them. This
is why, when I present properties that I am familiar with – which is most
properties on Martha’s Vineyard, and have analyzed, I tell my Buyer Clients not
to pay too much attention to the ‘asking price’. If we make an Offer it will be
a carefully considered Offer, presented with the proper respect and intent. If
the Seller is insulted, that is their problem. Also, many Buyer Agents, if they
don’t have a good sense of values in their market may not look at some
properties that could ultimately fit into the price range their Buyer is able
to afford.<br /><o:p></o:p></span><br />
<span style="color: #333333;">3. <u>A Low Appraisal versus the Sale Price</u>
– When a Buyer requires financing in order to purchase a home, the lender will
require an appraisal for that property.
If the Buyer has agreed to pay more than market value, and they may not
realize that they have, the property may not appraise, which would mean that
the Buyer will have to put more money into the down payment or the sale will be
in jeopardy of not going to Close. <br /><o:p></o:p></span><br />
<span style="color: #333333;">4. <u>Over Pricing May Help Sell the Competition</u>
– This is an old truism in real estate.
When a Seller Agent takes an overpriced property, and there is
competition in the area, the overpriced property will help sell the
competition. The problem is not always
created by the Seller Agent’s opinion of value as many Sellers, reflecting the
endowment effect, will insist their property is better than the competition and
will control the (over) pricing. Sellers
need to listen to their Seller Agents, they are the professionals!<br /><o:p></o:p></span><br />
<span style="color: #333333;">5. <u>Overpricing Can Mean the Seller Loses in
the End</u> – “Chasing the Market” can be the kiss of death for a Seller in
terms of final proceeds. Overpricing
inevitably ends up in having to reduce the price to keep up with the market and
once that price slide begins, unless it is a bold cut in price, the market will
tend to sit back and see how low the price will go. When Sellers price their property correctly
so it is clearly the most attractive property within its price range, they end
up with less expense in carrying costs, wear and tear, and usually more money
in their pocket. Life is short and time
is money, so the best price is the right price, not the over price. </span><o:p></o:p><br />
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Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-52564999812663851702016-07-29T10:32:00.000-04:002016-07-29T10:32:46.992-04:00What You See Is Not Always What You Get<!--[if gte mso 9]><xml>
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When I started my Exclusive Buyer Agency, I felt that Buyers
were not getting the whole truth when they were shopping for a home, so I made
it my mission to give them the truth.<br />
<span style="mso-spacerun: yes;"> </span>
<br />
As part of that commitment, and because the majority of Martha’s
Vineyard buyers are not local, I felt they needed an accurate picture of the
properties they were interested in. At that time the photographs that
accompanied property listings were, in a word, abysmal.<span style="mso-spacerun: yes;"> </span>It was commonly believed, and it still is
among some old timers, that more and better photographs were counterproductive
to the seller agent’s goal which was to sell real estate.<span style="mso-spacerun: yes;"> </span>It just gave potential buyers a reason to
reject a property before actually seeing it.<br />
<br />
As I set out on my mission, I bought a really good professional
camera, flash w/ auxiliary battery pack, and an 11mm wide angle lens, which is my go to lens today.<span style="mso-spacerun: yes;">
</span>I started taking what I call “Scratch-n-Sniff” photographs of all
properties I previewed. I move very fast and don't have time for staging, lighting, etc. All in all, I do a good job of accurately representing the property and explaining the layout. I experimented with video and I have used Facetime, but
I find the way I take my photographs gives my buyer clients a very accurate
representation of a property.<br />
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Very soon after beginning this process colleagues would want to know
what equipment I was using and my technique.<span style="mso-spacerun: yes;">
</span>I was happy to share. What followed was a HUGE improvement in the quality of property listing
photographs. I wish I owned stock in Nikon.<br />
<span style="mso-spacerun: yes;"> </span><br />
And then a competition evolved among the larger offices. Who could take the glitziest photographs? Photoshop and Lightroom became common
tools to embellish the photographs to the point that they became <u>distorted</u> and <u>cartoon-like.</u><br />
<br />
Businesses were born and now there are a number of
professional real estate photography companies on Martha’s Vineyard offering still, video and drone photography.</div>
I continued doing what I do, staying true to my original
mission, keeping it simple stupid (KISS), and doing my best to tell the truth.<span style="mso-spacerun: yes;"> </span>Over the last
12 years I have amassed a library of tens of thousands of images all cataloged
and easily accessible.<br />
<br />
I was reading an article about real estate photography in one of the professional real estate publications I receive and here
are some excerpts I want by Buyer readers to think about. A survey by VHT
Studios, a professional real estate photography company found that “professional
online photographs increased a buyer’s perceived value of a listing by 11.5
percent when compared to listings with descriptions only. Adding an online
video tour of the property increased perceived value by 6 percent.”<span style="mso-spacerun: yes;"> </span>The article goes on to say that the ‘perceived
value’ leads to more interest and multiple offers creating bidding wars which
result in higher closing prices.I think another result of overly embellished photographs is
buyers who get very upset when they make the effort to see the property and
realize the property is not as nice as the photographs they saw.<span style="mso-spacerun: yes;"> </span>Actually, one could argue that this is a breach
of the REALTOR® Code of Ethics, not to mention state and federal laws
protecting consumers from false or misleading advertising.<br />
<br />
One of my favorite slogans is “Get What You Want, Not What You Get”. Buyers
seek me out and engage me as their Exclusive Buyer Agent because they know I
will tell them the truth – the good, the bad and the ugly.<span style="mso-spacerun: yes;"> </span>Ask anyone who has worked with SplitRock Real
Estate and they will tell you --- the truth.Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-89643155773628015842016-04-04T12:41:00.001-04:002016-04-04T13:07:36.364-04:00<h2>
<span style="line-height: 107%;"><span style="font-size: large;">THE PROBLEM
WITH RESIDENTIAL HEATING OIL STORAGE TANKS</span></span></h2>
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If you live on Martha’s Vineyard the most common fuel
sources are Propane and Oil, oil having been the most commonly used for decades
not to mention the most efficient (BTU) heating source. <o:p></o:p></div>
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Before I discuss the problem I want to explain that Martha’s
Vineyard Island is a very fragile ecosystem relying on a common aquifer for its
drinking water. Once that aquifer has been compromised to the point that it is
no longer potable – suitable for drinking, life will change. I am not saying we are doomed, but our quality
of life will suffer significantly. Right
now, today, we are still in good shape and I know my drinking (well) water is
delicious.<o:p></o:p></div>
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We have done a lot to protect the ground water with the
implementation and regulation of engineered Title 5 waste water systems and limited
expansion of the sewer system networks, but that is topic for another conversation.<o:p></o:p></div>
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First of all, residential “consumptive” use fuel oil storage
tanks are not regulated by the Federal Government. The Fed focuses on the commercial sector
because the fuel containers are huge (e.g. gas stations, etc.) and the
consequences of a breach would be catastrophic.
Normally, for residential consumption, whether the oil storage tank is
above or below ground the capacity is between 275 and 288 gallons.<o:p></o:p></div>
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In my two and half decades in the real estate business on
Martha’s Vineyard I have witnessed some very unfortunate costly mishaps
concerning fuel oil storage tanks. For
example, two 275 gallon single wall storage tanks above ground connected in
series; one tank begins to leak and siphons the second tank’s contents out and
into the earth below. Why did no one
notice what was happening? Because the owners were absentee seasonal occupants
like so many other property owners on Martha’s Vineyard. The area had to be excavated
and all – I mean ALL, of the contaminated soil had to be removed, and then it
had to be carted off-Island to an approved disposal center for HAZARDOUS WASTE
materials. Would you like to guess how
much that cost? In another situation a
tank leaked in a basement in a heavily populated area. The basement had to be
excavated as did a portion of the exterior beyond the foundation. Soil samples
had to be taken not only at the subject property but for the properties
abutting the area of the fuel oil spill.
Also, the contaminated earth had to be packed into dozens of large
storage drums for transfer off Island. Would you like to guess how much that
cost?<o:p></o:p></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhjV9xyc-k4iT6bsaI9n7LymkzBefdZm9lNZol-hv5H9Z-p8sv0AXIRA6vdK1tXM_Gs8iI9T4zfhxN9CbMH05Kb1tnXflu-a8COuVD7xLOMg6pOZxuW2AzZ5L56LhZt320zs0d0kg/s1600/275gal+oil+storage+tank.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="200" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhjV9xyc-k4iT6bsaI9n7LymkzBefdZm9lNZol-hv5H9Z-p8sv0AXIRA6vdK1tXM_Gs8iI9T4zfhxN9CbMH05Kb1tnXflu-a8COuVD7xLOMg6pOZxuW2AzZ5L56LhZt320zs0d0kg/s200/275gal+oil+storage+tank.jpg" width="200" /></a>Single wall steel fuel oil storage tanks have been used
since before I was born, but they don’t last forever and like everything else
it seems, the quality has diminished.
Normally, the wall thickness of a 275 gallon single wall tank is 12
gauge but when “off shore” tanks were introduced into this country, quality
control suffered. <o:p></o:p></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg8DJ-XCbzP4pHdEaqFvnEIFUHxf4FFGZ2rbH0aHlpoxhYixYhMRUssP0mIH5CKHK8dE-sN8QvFvPIhVuwkX0AIib5Hr1KcMGJqx0MxgA-stVrWYrWSF4RWBHqj40U0VjmENX_ZyQ/s1600/ROTH+tank.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="200" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg8DJ-XCbzP4pHdEaqFvnEIFUHxf4FFGZ2rbH0aHlpoxhYixYhMRUssP0mIH5CKHK8dE-sN8QvFvPIhVuwkX0AIib5Hr1KcMGJqx0MxgA-stVrWYrWSF4RWBHqj40U0VjmENX_ZyQ/s200/ROTH+tank.jpg" width="117" /></a></div>
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<br />
Thus, the introduction of the ROTH stainless steel “double
wall” fuel oil storage tank. However, they are not cheap. You can buy a single
wall 275 gallon tank for about $1000.00, whereas a ROTH tank will cost you triple
that amount – but you will have it forever, if there is such a thing.</div>
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Is there an alternative or “band aide” if you don’t have
$3500? There is a company, <b>Boston Environmental</b> that has been
administering the <b>TankSure Program</b>
inspection services for a number of years.
I recently observed a demonstration and I have to admit, even though
this is a serious matter, it made me chuckle. Why? Because it reminded me of a
pregnancy ultrasound. First they smear some clear jell on the transducer probe
that is used to send and receive sound waves, then they move the probe around, usually
to 10-12 locations along the lower tank wall while reading the measurements on
a digital display. <o:p></o:p></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjcbAxe0EfP0bT0Y_36Ax4lezRNesK4PSovF7uRa5j4VRn4pR3XB01OA-qeXNp4PmsFNXaUrvYGVBxYcILhA4zp61iBzBC_gpgSKG0nj9GoHusU0iICIo91invgojpaUd4MnhEtFQ/s1600/ultrasoundscanner.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjcbAxe0EfP0bT0Y_36Ax4lezRNesK4PSovF7uRa5j4VRn4pR3XB01OA-qeXNp4PmsFNXaUrvYGVBxYcILhA4zp61iBzBC_gpgSKG0nj9GoHusU0iICIo91invgojpaUd4MnhEtFQ/s400/ultrasoundscanner.jpg" /></a></div>
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Through analysis the condition of the tank is rated. The generally accepted minimum wall thickness measurement
to pass a tank is 0.100”. If the average
is significantly less than that the tank will fail the inspection. </div>
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Some
companies offer incentives and a limited warranty, but in my opinion there are
no guarantees even though the tank passes the test. If the test results are marginal you may be
advised to have the tank replaced or at the very least tested every year. Some
fuel oil companies may even refuse to fill a tank that is below the accepted
range. What do I tell my Buyer Clients? REPLACE
THE TANK with a ROTH tank. <o:p></o:p></div>
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJDkAPHYxgciHL1eutD_wfCc9Pd6pte8SJn4uDCmsR0IPvpbgnCmlBkntHe5F2GqhnMKafKKyM78XmUVijHEa5j_QioHQgk_8d0VJFe9yLU887-ULUSHOFv0fRKqGV_s4f5hal_Q/s1600/OIL+TANK+INSPECTION_EQUIPMENT+DATA+FORM.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="640" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJDkAPHYxgciHL1eutD_wfCc9Pd6pte8SJn4uDCmsR0IPvpbgnCmlBkntHe5F2GqhnMKafKKyM78XmUVijHEa5j_QioHQgk_8d0VJFe9yLU887-ULUSHOFv0fRKqGV_s4f5hal_Q/s640/OIL+TANK+INSPECTION_EQUIPMENT+DATA+FORM.jpg" width="490" /></a></div>
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So, if you are as concerned about contamination to our aquifer
as I am and you heat your home with fuel oil but cannot afford to replace your
single wall tank right now, what should you do?
You can start by being proactive and contract with a fuel oil company
that is also proactive. Currently the
first service provider on Martha’s Vineyard to offer the <b>TankSure Program</b> for oil tank & equipment inspection services is
<b>Island Energy, Inc</b> (<a href="http://www.islandfuelinc.com/">www.islandfuelinc.com</a>). Give them a call. Jay McMann is the President and he can be
reached at (508) 696-5959.<o:p></o:p></div>
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For more information, Mass.Gov has a great section under
Energy and Environmental Affairs: <b> <a href="http://www.mass.gov/eea/agencies/massdep/cleanup/regulations/removing-your-underground-heating-oil-tank.html" target="_blank">RemovingYour Underground Heating Oil Tank - A Homeowner's Guide</a></b></div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-35883260310469598272016-02-14T15:16:00.000-05:002016-02-14T15:28:20.317-05:00<!--[if gte mso 9]><xml>
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Name="envelope return"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="footnote reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="line number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="page number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="endnote reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="endnote text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="table of authorities"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="macro"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="toa heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 5"/>
<w:LsdException Locked="false" Priority="10" QFormat="true" Name="Title"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Closing"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Signature"/>
<w:LsdException Locked="false" Priority="1" SemiHidden="true"
UnhideWhenUsed="true" Name="Default Paragraph Font"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Message Header"/>
<w:LsdException Locked="false" Priority="11" QFormat="true" Name="Subtitle"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Salutation"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Date"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Note Heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Block Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Hyperlink"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="FollowedHyperlink"/>
<w:LsdException Locked="false" Priority="22" QFormat="true" Name="Strong"/>
<w:LsdException Locked="false" Priority="20" QFormat="true" Name="Emphasis"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Document Map"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Plain Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="E-mail Signature"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Top of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Bottom of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal (Web)"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Acronym"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Address"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Cite"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Code"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Definition"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Keyboard"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Preformatted"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Sample"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Typewriter"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Variable"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal Table"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation subject"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="No List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Contemporary"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Elegant"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Professional"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Balloon Text"/>
<w:LsdException Locked="false" Priority="39" Name="Table Grid"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Theme"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Placeholder Text"/>
<w:LsdException Locked="false" Priority="1" QFormat="true" Name="No Spacing"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading"/>
<w:LsdException Locked="false" Priority="61" Name="Light List"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 1"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 1"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 1"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 1"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 1"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Revision"/>
<w:LsdException Locked="false" Priority="34" QFormat="true"
Name="List Paragraph"/>
<w:LsdException Locked="false" Priority="29" QFormat="true" Name="Quote"/>
<w:LsdException Locked="false" Priority="30" QFormat="true"
Name="Intense Quote"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 1"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 1"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 1"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 1"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 1"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 1"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 1"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 2"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 2"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 2"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 2"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 2"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 2"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 2"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 2"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 2"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 2"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 2"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 3"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 3"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 3"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 3"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 3"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 3"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 3"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 3"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 3"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 3"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 3"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 3"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 3"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 4"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 4"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 4"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 4"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 4"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 4"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 4"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 4"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 4"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 4"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 4"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 4"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 4"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 4"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 5"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 5"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 5"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 5"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 5"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 5"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 5"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 5"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 5"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 5"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 5"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 5"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 5"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 5"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 6"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 6"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 6"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 6"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 6"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 6"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 6"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 6"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 6"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 6"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 6"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 6"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 6"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 6"/>
<w:LsdException Locked="false" Priority="19" QFormat="true"
Name="Subtle Emphasis"/>
<w:LsdException Locked="false" Priority="21" QFormat="true"
Name="Intense Emphasis"/>
<w:LsdException Locked="false" Priority="31" QFormat="true"
Name="Subtle Reference"/>
<w:LsdException Locked="false" Priority="32" QFormat="true"
Name="Intense Reference"/>
<w:LsdException Locked="false" Priority="33" QFormat="true" Name="Book Title"/>
<w:LsdException Locked="false" Priority="37" SemiHidden="true"
UnhideWhenUsed="true" Name="Bibliography"/>
<w:LsdException Locked="false" Priority="39" SemiHidden="true"
UnhideWhenUsed="true" QFormat="true" Name="TOC Heading"/>
<w:LsdException Locked="false" Priority="41" Name="Plain Table 1"/>
<w:LsdException Locked="false" Priority="42" Name="Plain Table 2"/>
<w:LsdException Locked="false" Priority="43" Name="Plain Table 3"/>
<w:LsdException Locked="false" Priority="44" Name="Plain Table 4"/>
<w:LsdException Locked="false" Priority="45" Name="Plain Table 5"/>
<w:LsdException Locked="false" Priority="40" Name="Grid Table Light"/>
<w:LsdException Locked="false" Priority="46" Name="Grid Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="Grid Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="Grid Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 4"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 4"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 4"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 4"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 5"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 5"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 5"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 5"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 5"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 6"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 6"/>
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<![endif]--><span style="font-size: large;">Every One thinks they are an Expert</span><br />
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<br /></div>
<div class="MsoNormal">
I was reading an article written for Houselogic.com about
pricing “Your Home”. Actually, the information could be used to price the home you
want to sell or the home you want to buy.<span style="mso-spacerun: yes;"> </span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
After reading the article I came away disagreeing with some
of what the expert had to say.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
I agree that pricing a home based on data, not emotion, can
mean a swift sale. That’s a no brainer and has to do with that ‘endowment
theory’ mindset I have talked about before.<span style="mso-spacerun: yes;">
</span>However, I do not agree that “home pricing is more of a science than an
art”. Home pricing is an art; it is an educated ‘guesstimate’. Any appraiser
will testify to that, and the reason why is because no two homes are the same
and no two properties are the same – there are too many variables for a
scientific conclusion to result.<span style="mso-spacerun: yes;"> </span>The
author claims “crunching the numbers is always the better route to an accurate
home price”.<span style="mso-spacerun: yes;"> </span>Well, it beats throwing
darts at a board, and appraisers do crunch numbers to a certain extent but it
is their professional experience that guides their final analysis and ‘appraisal’
of a property.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
From this preface the author goes into various topic
headlines.<span style="mso-spacerun: yes;"> </span>The first one is “The
Pitfalls of Overpricing”.<span style="mso-spacerun: yes;"> </span>Let me tell
you, overpricing can be the kiss of death and for some reason seller agents do
it all the time here on Martha’s Vineyard.<span style="mso-spacerun: yes;">
</span>I suppose the rationale that has proven true is “you never know”, or as
I like to say, paraphrasing what allegedly PT Barnum once said, “There is a
sucker born every minute”.<span style="mso-spacerun: yes;"> </span>That is becoming
less and less true due to both the advent of the Exclusive Buyer Agent giving
buyers their own advocate and due to more and more information (?) becoming
available on the Web.<span style="mso-spacerun: yes;"> </span>Nevertheless,
overpricing is part and parcel of the real estate marketing game and, as I
said, it can be the kiss of death.<span style="mso-spacerun: yes;">
</span>Besides the fact that it will take much <i style="mso-bidi-font-style: normal;">MUCH</i> longer to sell a home, the author rightfully points out “Continually
lowering the price could turn off potential buyers who might start wondering just
what is wrong with your home.”</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
Under the next topic, The Pricing Trap, the author points
out that it is wrong to think that ‘renovations’ will “result in a
dollar-for-dollar increase in the selling price – or more.”<span style="mso-spacerun: yes;"> </span>There are dozens of articles out there
listing the best bang for the buck upgrades and improvements, and those that
are not so good but should be looked at as enhancing the owner’s quality of
life while they own the house.<span style="mso-spacerun: yes;"> </span>This is
more a cautionary for would be home sellers and don’t forget that some
improvements you make may just be improvements the buyer would want to make according
to their taste.<span style="mso-spacerun: yes;"> </span>Also, those fruit trees
in the front yard that you think are so special – take them with you because a buyer
is not going to pay extra for them.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
Now here is an interesting adage: “Don’t buy the nicest home
on the block”. That is most certainly true in America but on Martha’s Vineyard
it actually works in reverse.<span style="mso-spacerun: yes;"> </span>Martha’s
Vineyard is old and so are most of the homes here, with many of those old homes
in varying stages of disrepair and decay.<span style="mso-spacerun: yes;">
</span>The life of a modern home today is about 40 years which would apply to
those built in the late sixties, early seventies and certainly most of the crap
that was thrown up during the 80’s.<span style="mso-spacerun: yes;">
</span>Sure, we have some wonderful old antiques that are hundreds of years
old, but to renovate them can cost as much or more than if you were to tear
them down and build a modern replica. Yes, we have the talent to do that here
on Martha’s Vineyard.<span style="mso-spacerun: yes;"> </span>Anyway, the point
I am making is that if you buy or build the biggest house in the neighborhood eventually
it will inspire and encourage others to follow suit. That’s how the Vineyard
will go through a renaissance once we have a strong economy again, although there
are a number of projects like that going on right now.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
I totally agree with the author when she points out that
Zillow’s Zestimate’s are a factor in the incorrect pricing of homes for sale,
or even for buyers to rely on when looking for and making offers on homes.<span style="mso-spacerun: yes;"> </span>“The estimate is often wildly inaccurate.”<span style="mso-spacerun: yes;"> </span>Yup, you bet it is.<span style="mso-spacerun: yes;"> </span>Stay away from Zillow … ask a professional
real estate licensee and make sure that licensee is a REALTOR®.<span style="mso-spacerun: yes;"> </span>Ask me, I’m a REALTOR® and a True Exclusive
Buyer Agent – I Represent People, Not Property. </div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
The rest of the article is irrelevant for the purpose of my
writing but if you want to read the whole article for yourself go to <a href="http://www.houselogic.com/home-advice/home-thoughts/how-much-is-my-home-worth/#ixzz40ArIlY2o">Not
Sure How to Price Your Home?</a><br />
<br style="mso-special-character: line-break;" /></div>
<div class="MsoNormal">
<br /></div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-7198077847760442442015-04-11T13:02:00.000-04:002015-04-11T13:08:06.889-04:00The End of the World is Coming on August 1st <!--[if gte mso 9]><xml>
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No, it’s not but the Closing process is going to dramatically
change and we still don’t know if it will be for the better. We don’t know what
we don’t know, and we probably won’t know until we work with it for a while.<span style="mso-spacerun: yes;"> </span>But why go through all of these changes?<span style="mso-spacerun: yes;"> </span>The hope is that by making these changes we
can avoid the conditions that led to what we painfully remember as the Great
Recession.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
I was speaking with the Mortgage Sales
Manager for Santander Bank and she listed what she says are the stated goals of
the ‘New Rule’, also being called the TILA-RESPA Integrated Disclosure (TRID) rule,
which is supposed to:</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
1) Make it easier to use mortgage disclosure forms.</div>
<div class="MsoNormal">
</div>
<div class="MsoNormal">
2) Improve Customer understanding – “Know Before You Owe”.</div>
<div class="MsoNormal">
3) Aid in comparison shopping.</div>
<div class="MsoNormal">
</div>
<div class="MsoNormal">
4) Prevent surprises at the Closing table.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
The bottom line is increased consumer protection.</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span class="tgc">We’ve all heard of the <b>Dodd</b>–<b>Frank</b>
Wall Street Reform and Consumer Protection Act which </span>requires combining the
Real Estate Settlement Procedures Act (RESPA) and Truth in Lending Act (TILA) disclosures
together. </div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
What has been termed the “Rush Closing” will be long
gone.<span style="mso-spacerun: yes;"> </span>No longer will you receive a Good
Faith Estimate (GFE) or a Truth in Lending disclosure. Those two forms have
been combined into one Loan Estimate (LE) form.<span style="mso-spacerun: yes;">
</span>Here is one of the problems lenders will be faced with: although this is
called an “estimate”, lenders will be accountable for the exact charges outlined
on the LE and they must be within 10% on many others, or lenders will incur
huge fines.</div>
<div class="MsoNormal">
<br /></div>
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Most of us have seen a HUD-1 Settlement Statement that
discloses where the money goes and who gets what in a purchase and sale
transaction.<span style="mso-spacerun: yes;"> </span>The HUD is prepared by the
closing attorney and the buyer gets to review it one day before they close on
their new home.<span style="mso-spacerun: yes;"> </span>The HUD is going to be
replaced by the Closing Disclosure (CD). Although the CD will be similar to the
LE, the most important and challenging change will be that the CD must be
presented to the buyer a full three days before the closing, and if there are
changes during that three day period, you guessed it – the closing could be
delayed an additional three days or more. <span style="mso-spacerun: yes;"> </span>Attorneys will also be required to provide costs
much earlier in the process than before. </div>
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<br /></div>
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The new Rules will place the burden on all partners at the
Closing table – buyers, sellers, real estate licensees, bankers and attorneys. <span style="mso-spacerun: yes;"> </span>As you can imagine, any delay in the closing
could be very costly to all parties. Imagine what it could mean if during a
delay the buyer’s loan rate lock expires?<span style="mso-spacerun: yes;">
</span>Or a moving company has to wait to deliver furniture to the buyer’s new
home?<span style="mso-spacerun: yes;"> </span>Or the seller’s payoff will no
longer be any good because it has expired. </div>
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<span style="mso-spacerun: yes;"> </span></div>
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In the short run, what does this all mean to you as a
potential buyer? It means, if you are considering making a purchase in 2015 and
you will require a mortgage, make your purchase decision now and apply for a
mortgage before August 1 or be prepared for the process to take a lot longer (~15+
days). <span style="mso-spacerun: yes;"> </span>Rest assured there will be bumps
in the road while everyone involved in the process goes through OJT while
sorting out the bugs in the new “Know before You Owe” package.</div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-22634405399943234032015-03-08T17:25:00.000-04:002015-03-08T17:26:49.110-04:00Martha's Vineyard Real Estate -- Trapped In A Deep Freeze <span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;"></span><br />
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<div style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
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<tr>
<td align="left" style="padding-bottom: 0in; padding-left: 9.0pt; padding-right: 9.0pt; padding-top: 0in;" valign="top"><div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">What’s new this
week? Well, not much as we, and most of New England, have been in a deep
freeze holding pattern for what seems like an eternity. Once again we
got hammered by another snow storm. This time the forecast for 3-6” of snow ended
up being 8-10” on Martha’s Vineyard. Snow is piling up everywhere and
we are running out of places to put it.</span></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<br /></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">When the snow
begins to melt that is when the problems will also begin. I’ve already
seen disaster cleanup company trucks in front of a number of properties
around the Island. With the warmup we will see flooded roads, flooded
basements and crawl spaces and burst pipes that have been held together by
the frigid temperatures. Dirt roads will look like a war zone. It
is going to take quite a while to clean up Paradise Island. Landscapers are
going to be very busy this spring cleaning up properties battered by the
elements and rough snow plowing. Gardens decimated by the deep snow load will
most likely take a big hit and have to be replanted, but we are New England
and we’ll get over it. I can’t wait to be over it.</span></div>
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<br /></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhNKk24bHvn7LEa_jcbbIMcE-oQyj5tuu5p45XWLfQQ5rXyYjLbRvKqNHsFd6qrvoWJ5H1dvaNGJlY6C-AGBdlicfCUAvU7hxt4QnMH-SxjWc2hf1OVNnowf3zzgO238xNkWNCt8w/s1600/Calendar-6x2.jpg" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhNKk24bHvn7LEa_jcbbIMcE-oQyj5tuu5p45XWLfQQ5rXyYjLbRvKqNHsFd6qrvoWJ5H1dvaNGJlY6C-AGBdlicfCUAvU7hxt4QnMH-SxjWc2hf1OVNnowf3zzgO238xNkWNCt8w/s1600/Calendar-6x2.jpg" height="160" width="400" /></a><span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;"><span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;"></span> </span></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<br /></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">I was speaking to
a listing aggregator yesterday – if you don’t know what that is don’t ask,
and he was telling me he is hearing from real estate companies throughout New
England that the market has been set back significantly due to the weather,
and seller agents are very frustrated. The general consensus is that
what now would normally be an early spring market has been pushed back about
two months due to the weather. Actually, I don’t think we will even have a
spring market this year. The National Association of REALTORS® recently
reported that the top 10 dates sellers listed their homes in 2014 all fell in
April, May or June. </span></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;"> </span>
</div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">Only serious
buyers are out there right now and only motivated sellers have their
properties on the market ready to strike a deal. But, as you can see
from this week’s report, properties are starting to come back onto the
market, both new and retreads. You can also see that price changes are
not happening. Why? Because the market seems to feel that the time has come
and a rebound has begun. For now I will say they are right, so as I
said last week --- don’t be greedy. Strike a fair deal and move on with
your life. Of course that goes for both buyers and sellers. You are still
going to find those sellers who are really not motivated and are just fishing
or those sellers who are examples of the ‘endowment effect’. They think their property is
special and worth a whole lot more than comparable property sales would
suggest.</span></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<br /></div>
<div class="MsoNormal" style="mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">I know buyers are
frustrated and uncomfortable about getting into the market until all the
goods are out on the shelves. Sure they can find out which properties
are off the market ‘taking a winter nap’, but many of them believe waking one
of those properties to make an offer puts them at an unfair advantage, unless
of course they don’t care and just want to buy it now. That is why I say it
is so foolish for sellers to remove properties from the active market if the
post script is that they are still available for sale.</span></div>
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<br /></div>
<span style="color: #333333; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Arial;">I believe the
spring/summer market is not going to be an easy one to negotiate, both
logistically and transaction wise. I am combining the two markets
together because I think the spring market will begin sometime in late April;
the end of May is when the summer market normally starts to ramp up.
With tens of thousands of visitors here in June, July and August the roads
will be jammed and renters are not going to be cooperative with real estate
agents wanting to show properties for sale. It’s going to be a
difficult but prosperous year for real estate. Let’s just hope we don’t
get any tropical storms.</span><br />
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<br /></div>
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<![endif]-->Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-52345542046272180022015-02-28T11:26:00.004-05:002015-02-28T11:34:14.866-05:00RADON ... It's a Gas!<!--[if gte mso 9]><xml>
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<br />
<div class="MsoNormal" style="line-height: normal; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">It’s not as though we don’t already have
enough to worry about with Global Warming, chemical and waste water
contamination of our drinking water and all the other ecological mysteries that
we think are threatening our demise. Do you remember when everyone was concerned
about contracting cancer simply by sitting too close to an electric heater or
using an electric blanket?<span style="mso-spacerun: yes;"> </span>The big scare
back in the 90’s was all about Electromagnetic Radiation or EMFs.<span style="mso-spacerun: yes;"> </span>Even today there is no definitive answer to
whether living next to a utility easement where there are high tension wires or
step-up and step-down transformers within close proximity to a home will emit
enough radiation to be harmful to your health. However, whether the danger is
real or not the concern is there and it has stigmatized many properties
perceived value.</span></div>
<div class="MsoNormal" style="line-height: normal; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">Now there is RADON!</span><br />
<br />
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<span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">Once upon a time Radon was of no
concern here on Martha’s Vineyard, but neither was smoking cigarettes. Some
people still don’t care. The common belief was, it was only present in
up-Island towns where the heaviest concentration of glacial rock existed. Today
Radon is being found in every town on the Island and in some areas in quite high
concentrations.<span style="mso-spacerun: yes;"> </span></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">Here is the point I want to make.<br />
</span></b><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">I think doing a Radon test should be
the <u>first</u> thing any home buyer does <u>before</u> having a complete
structural inspection performed. Repairing a fully depreciated roof or
replacing a heating system is no big deal compared to finding Radon gas. Radon
is a health hazard.</span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">What is Radon?</span></b><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";"> <br />
It is a particulate gas that <u>constantly</u> emanates from disintegrating
glacial rock formations or ledge rock, but there can be other sources. The EPA
has set the ‘action’ level for Radon at 4 pCi/L (picocuries/liter). In Europe
where they are less conservative the action level is 10 pCi/L.<span style="mso-spacerun: yes;"> </span>To give this some perspective, since Radon is
the #2 cause of lung cancer, the EPA guidelines state that a reading of 10-12
pCi/L is "equivalent to smoking one pack of cigarettes a day".<span style="mso-spacerun: yes;"> </span>Am I getting your attention?</span></div>
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<span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">I have a section on my website </span><span style="color: black; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";"><a href="http://www.splitrockre.com/environmental-radon.shtml"><span style="color: blue;">http://www.splitrockre.com/environmental-radon.shtml</span></a></span><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";"> explaining in more detail about Radon with links to
resources. For further detail or if you want to schedule a consultation with a
Radon Mitigation expert you can contact the company I use. </span><span style="color: black; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";"><a href="http://www.blackdogin.com/"><span style="color: blue;">http://www.blackdogin.com/</span></a></span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">This is how the Structural Inspection process works.<br />
</span></b><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">As a buyer, before the Purchase and
Sale Agreement is signed and you are in too deep, a Structural Inspection is
performed.<span style="mso-spacerun: yes;"> </span>The home inspector will
usually recommend a Radon test as an ‘add-on’ or optional test. The test can be
static or active and usually takes 24 hours and is best done in the colder
months when a house is closed up.<span style="mso-spacerun: yes;"> </span>The
cost of the test is nominal, usually under $100.00 but it can run as high as
$300.00. Compared to the cost of a complete structural inspection which usually
averages $400.00 to $600.00 or even more depending on the size of the premises
being inspected.<span style="mso-spacerun: yes;"> </span>Finding a high level of
Radon could possibly derail a home purchase more easily than most other
findings in a Structural Inspection. </span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">Radon in the Water?</span></b><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";"><br />
If it isn’t enough to find radon gas in the air, it can also be found in well
water.<span style="mso-spacerun: yes;"> </span>It is not as serious in well water
but when it becomes airborne as spray that is when it can affect your
health.<span style="mso-spacerun: yes;"> </span>Well water systems can also be
treated to neutralize the Radon by using high maintenance filtering systems.<span style="mso-spacerun: yes;"> </span>If the initial Radon test shows <u>high
levels</u> it is advisable to have a well water test done. Of course, if the
property is on town water then you don’t have to worry.</span></div>
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<b style="mso-bidi-font-weight: normal;"><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">My recommendation<br />
</span></b><span style="color: #333333; font-size: 10.0pt; mso-bidi-font-family: Arial; mso-fareast-font-family: "Times New Roman";">Home buyers should investigate
whether or not Radon is prevalent in the area they are thinking of purchasing a
home.<span style="mso-spacerun: yes;"> </span>Good sources for that information
can be a structural inspector, an attorney or a well installer. As I said
before, contract for a Radon test before having a full blown structural
inspection performed.<span style="mso-spacerun: yes;"> </span>If the levels are
below the action level you are good to go. If the levels are within the
margins, let’s say between 4 pCi/L and 12 pCi/L you can have a mitigation
system installed for somewhere around $1500 to $3000.00 depending upon the
complexity of the installation. If a mitigation system is installed and the
after installation Radon levels are not well below 4pCi/L further ventilation
work may need to be done.<span style="mso-spacerun: yes;"> </span>Do a Radon
test first and then you can worry about the rest. That is my advice.</span><br />
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Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-75363736274303716072014-09-17T09:19:00.001-04:002014-09-17T09:24:57.117-04:00Houses Have EARS!<!--[if gte mso 9]><xml>
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mso-tstyle-colband-size:0;
mso-style-noshow:yes;
mso-style-priority:99;
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Who cares?<span style="mso-spacerun: yes;"> </span>You
should.<span style="mso-spacerun: yes;"> </span>One of the very first things I
was told when I started in real estate was, ‘houses have ears’.<span style="mso-spacerun: yes;"> </span>That was over a quarter century ago. At the time I
simply dismissed it to a psychological neurosis – paranoia.<span style="mso-spacerun: yes;"> </span>However, as I gained experience, in the back of my own neurotic
psyche I became acutely aware of that possibility.</div>
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<br /></div>
<div class="MsoNormal">
On my first outing with a Client, along with the obvious -- always be
respectful to the seller agent showing us the property, my basic
training lecture about how to behave during a showing would emphasize, keep your comments to yourself until we are back in my car.<span style="mso-spacerun: yes;"> </span>My car is the ‘safe zone’ where my Client can tell
me exactly what they think about the property (etc.) they just previewed.</div>
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<br /></div>
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Today, more than ever, remote surveillance has become common
fare. If you are a fan of the TV series, ‘Person of Interest’, you know what I
am talking about.</div>
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<br /></div>
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I just read a really good article in REALTOR® Magazine that
brings this subject to today’s real estate market climate.<span style="mso-spacerun: yes;"> </span>The article referred to a YouTube video produced by a
Washington REALTOR® Legal Hotline and featuring their attorney, <a href="http://realtormag.realtor.org/daily-news/2014/09/12/nanny-cam-recording-you-in-listing?om_rid=AABmZr&om_mid=_BUEz4EB88ZKvTn&om_ntype=RMODaily" target="_blank">Annie Fitzsimmons</a>.<span style="mso-spacerun: yes;"> </span>The message is still
the same for Massachusetts and the take away for buyers is ‘what you say could
be used against you in negotiations’.<br />
</div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-38736541628100017972014-08-15T10:24:00.000-04:002014-08-15T10:24:35.800-04:00Home Inspections are not the Gospel<!--[if gte mso 9]><xml>
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</xml><![endif]-->As you know, Massachusetts is a Buyer Beware state and many
areas like Martha’s Vineyard do not require an owner to complete a ‘Seller’s
Description of Property’ check list. Matter-of-fact, attorneys will suggest to
their seller clients not to fill out the form due to possible liability, even
though there are three choices provided for an answer: Yes, No and Unkn.<br />
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<br /></div>
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So what can you do to help you avoid buying a money pit?<span style="mso-spacerun: yes;"> </span>The first thing you do is hire the best most through
home inspector you can find. Usually, that will be the one the seller agents
are not keen on.<span style="mso-spacerun: yes;"> </span></div>
<div class="MsoNormal">
<span style="mso-spacerun: yes;"> </span></div>
<div class="MsoNormal">
Next, you can ask your insurance company for a Comprehensive
Loss Underwriting Exchange report, which is known as a CLUE report.<span style="mso-spacerun: yes;"> </span>The CLUE report contains a 7 year history of
any claims made on the home you are thinking about buying.<span style="mso-spacerun: yes;"> </span></div>
<div class="MsoNormal">
<br /></div>
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Obviously, many problems in the home are not reported to
insurance companies, but this is one more step beyond having a home inspection
and those additional inspections that may be triggered by the home inspection,
like asbestos, radon, mold, pest infestation, and lead. </div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
A cautionary from Bill Loden who is the President of the
American Society of Home Inspectors is to be careful when buying a home that is
or has been ‘flipped’. "Experienced flippers looking to maximize profits
at the expense of the buyer will learn how to hide problems from the inspector
rather than correct the problems."</div>
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<br /></div>
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Loden goes on to sight examples like, "an air
conditioner that has coolant leaks can be charged just before the inspection
and may work fine for a couple of weeks." </div>
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<br /></div>
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Something else a buyer can do, and I always recommend to my
clients, is to talk to the neighbors.<span style="mso-spacerun: yes;">
</span>They would be the ones to know if there was a flood or a fire in the
house. They may know just as much as the owner does and they are more than
happy to spill the beans.</div>
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<br /></div>
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Finally, and most importantly is to hire an Exclusive Buyer
Agent, one that has a track record for putting their client’s interests before
their own.<span style="mso-spacerun: yes;"> </span>Don’t take the Agent’s word
for how wonderful they are, read their testimonials and ask to speak directly
to some of their past and/or present clients.<span style="mso-spacerun: yes;">
</span>This is your life, your money and your happiness.<span style="mso-spacerun: yes;"> </span>You deserve the best so go out and get it.</div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-76543349697061216152014-07-20T12:49:00.001-04:002014-07-20T13:02:47.934-04:00 Dreamers Dream, Martha's Vineyard Winners Act!<!--[if gte mso 9]><xml>
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<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Message Header"/>
<w:LsdException Locked="false" Priority="11" QFormat="true" Name="Subtitle"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Salutation"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Date"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Note Heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Block Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Hyperlink"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="FollowedHyperlink"/>
<w:LsdException Locked="false" Priority="22" QFormat="true" Name="Strong"/>
<w:LsdException Locked="false" Priority="20" QFormat="true" Name="Emphasis"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Document Map"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Plain Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="E-mail Signature"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Top of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Bottom of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal (Web)"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Acronym"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Address"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Cite"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Code"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Definition"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Keyboard"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Preformatted"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Sample"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Typewriter"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Variable"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal Table"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation subject"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="No List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Contemporary"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Elegant"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Professional"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Balloon Text"/>
<w:LsdException Locked="false" Priority="39" Name="Table Grid"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Theme"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Placeholder Text"/>
<w:LsdException Locked="false" Priority="1" QFormat="true" Name="No Spacing"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading"/>
<w:LsdException Locked="false" Priority="61" Name="Light List"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 1"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 1"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 1"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 1"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 1"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Revision"/>
<w:LsdException Locked="false" Priority="34" QFormat="true"
Name="List Paragraph"/>
<w:LsdException Locked="false" Priority="29" QFormat="true" Name="Quote"/>
<w:LsdException Locked="false" Priority="30" QFormat="true"
Name="Intense Quote"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 1"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 1"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 1"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 1"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 1"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 1"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 1"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 2"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 2"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 2"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 2"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 2"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 2"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 2"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 2"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 2"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 2"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 2"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 3"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 3"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 3"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 3"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 3"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 3"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 3"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 3"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 3"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 3"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 3"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 3"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 3"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 4"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 4"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 4"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 4"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 4"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 4"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 4"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 4"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 4"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 4"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 4"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 4"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 4"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 4"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 5"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 5"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 5"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 5"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 5"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 5"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 5"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 5"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 5"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 5"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 5"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 5"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 5"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 5"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 6"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 6"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 6"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 6"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 6"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 6"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 6"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 6"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 6"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 6"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 6"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 6"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 6"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 6"/>
<w:LsdException Locked="false" Priority="19" QFormat="true"
Name="Subtle Emphasis"/>
<w:LsdException Locked="false" Priority="21" QFormat="true"
Name="Intense Emphasis"/>
<w:LsdException Locked="false" Priority="31" QFormat="true"
Name="Subtle Reference"/>
<w:LsdException Locked="false" Priority="32" QFormat="true"
Name="Intense Reference"/>
<w:LsdException Locked="false" Priority="33" QFormat="true" Name="Book Title"/>
<w:LsdException Locked="false" Priority="37" SemiHidden="true"
UnhideWhenUsed="true" Name="Bibliography"/>
<w:LsdException Locked="false" Priority="39" SemiHidden="true"
UnhideWhenUsed="true" QFormat="true" Name="TOC Heading"/>
<w:LsdException Locked="false" Priority="41" Name="Plain Table 1"/>
<w:LsdException Locked="false" Priority="42" Name="Plain Table 2"/>
<w:LsdException Locked="false" Priority="43" Name="Plain Table 3"/>
<w:LsdException Locked="false" Priority="44" Name="Plain Table 4"/>
<w:LsdException Locked="false" Priority="45" Name="Plain Table 5"/>
<w:LsdException Locked="false" Priority="40" Name="Grid Table Light"/>
<w:LsdException Locked="false" Priority="46" Name="Grid Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="Grid Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="Grid Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 4"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 4"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 4"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 4"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 5"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 5"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 5"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 5"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 5"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 6"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 6"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 6"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 6"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 6"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 6"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 6"/>
<w:LsdException Locked="false" Priority="46" Name="List Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="List Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="List Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="List Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="List Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="52"
Name="List Table 7 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="46"
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<![endif]--><span style="font-family: "Arial","sans-serif";">I realized a
long time ago that I do not have the heart of a salesman. I have the
heart of a teacher, an advisor and a protector. </span><br />
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">I empathize
with anyone who longs to make a buying decision on Martha’s Vineyard, because
it is their dream and they know it will be good for them and will enhance their
life in ways that almost nothing else will. When I made the decision it
was like immersing myself in the fountain of youth and from that decision many
other positive life enhancing events sprung forth.</span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">I find that
many people today are scared to make that huge decision so they imagine all the
reasons why they cannot or will not have what they want. For many people
that means assuming that they will not be able to qualify for a mortgage or
have enough cash for a down payment.</span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">I would like
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">According to
Freddie Mac, approximately 42% of all 30-34 year old potential buyers believe
that they need a minimum of 15% to buy a home. </span></div>
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<br /></div>
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiu8p87EV47deYTgdADFfPo6HBzBYPyakgQr9Wt_-gHjn25EbMP-qmlBIEYnvC5qnQu6ygIYrbN9OafMSaJIdoohgr3Adlj4WAVRMx-jQBmIau23ie3tx7Fu1qTq5-kc2ISRUp1qw/s1600/THE+DOWN+PAYMENT.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiu8p87EV47deYTgdADFfPo6HBzBYPyakgQr9Wt_-gHjn25EbMP-qmlBIEYnvC5qnQu6ygIYrbN9OafMSaJIdoohgr3Adlj4WAVRMx-jQBmIau23ie3tx7Fu1qTq5-kc2ISRUp1qw/s1600/THE+DOWN+PAYMENT.jpg" height="299" width="400" /></a></div>
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<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Signature"/>
<w:LsdException Locked="false" Priority="1" SemiHidden="true"
UnhideWhenUsed="true" Name="Default Paragraph Font"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Message Header"/>
<w:LsdException Locked="false" Priority="11" QFormat="true" Name="Subtitle"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Salutation"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Date"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Note Heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Block Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Hyperlink"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="FollowedHyperlink"/>
<w:LsdException Locked="false" Priority="22" QFormat="true" Name="Strong"/>
<w:LsdException Locked="false" Priority="20" QFormat="true" Name="Emphasis"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Document Map"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Plain Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="E-mail Signature"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Top of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Bottom of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal (Web)"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Acronym"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Address"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Cite"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Code"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Definition"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Keyboard"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Preformatted"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Sample"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Typewriter"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Variable"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal Table"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation subject"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="No List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Contemporary"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Elegant"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Professional"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Balloon Text"/>
<w:LsdException Locked="false" Priority="39" Name="Table Grid"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Theme"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Placeholder Text"/>
<w:LsdException Locked="false" Priority="1" QFormat="true" Name="No Spacing"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading"/>
<w:LsdException Locked="false" Priority="61" Name="Light List"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 1"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 1"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 1"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 1"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 1"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Revision"/>
<w:LsdException Locked="false" Priority="34" QFormat="true"
Name="List Paragraph"/>
<w:LsdException Locked="false" Priority="29" QFormat="true" Name="Quote"/>
<w:LsdException Locked="false" Priority="30" QFormat="true"
Name="Intense Quote"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 1"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 1"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 1"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 1"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 1"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 1"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 1"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 2"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 2"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 2"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 2"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 2"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 2"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 2"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 2"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 2"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 2"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 2"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 3"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 3"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 3"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 3"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 3"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 3"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 3"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 3"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 3"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 3"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 3"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 3"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 3"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 4"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 4"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 4"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 4"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 4"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 4"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 4"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 4"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 4"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 4"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 4"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 4"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 4"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 4"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 5"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 5"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 5"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 5"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 5"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 5"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 5"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 5"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 5"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 5"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 5"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 5"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 5"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 5"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 6"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 6"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 6"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 6"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 6"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 6"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 6"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 6"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 6"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 6"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 6"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 6"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 6"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 6"/>
<w:LsdException Locked="false" Priority="19" QFormat="true"
Name="Subtle Emphasis"/>
<w:LsdException Locked="false" Priority="21" QFormat="true"
Name="Intense Emphasis"/>
<w:LsdException Locked="false" Priority="31" QFormat="true"
Name="Subtle Reference"/>
<w:LsdException Locked="false" Priority="32" QFormat="true"
Name="Intense Reference"/>
<w:LsdException Locked="false" Priority="33" QFormat="true" Name="Book Title"/>
<w:LsdException Locked="false" Priority="37" SemiHidden="true"
UnhideWhenUsed="true" Name="Bibliography"/>
<w:LsdException Locked="false" Priority="39" SemiHidden="true"
UnhideWhenUsed="true" QFormat="true" Name="TOC Heading"/>
<w:LsdException Locked="false" Priority="41" Name="Plain Table 1"/>
<w:LsdException Locked="false" Priority="42" Name="Plain Table 2"/>
<w:LsdException Locked="false" Priority="43" Name="Plain Table 3"/>
<w:LsdException Locked="false" Priority="44" Name="Plain Table 4"/>
<w:LsdException Locked="false" Priority="45" Name="Plain Table 5"/>
<w:LsdException Locked="false" Priority="40" Name="Grid Table Light"/>
<w:LsdException Locked="false" Priority="46" Name="Grid Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="Grid Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="Grid Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 4"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 4"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 4"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 4"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 5"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 5"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 5"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 5"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 5"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 6"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 6"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 6"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 6"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 6"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 6"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 6"/>
<w:LsdException Locked="false" Priority="46" Name="List Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="List Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="List Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="List Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="List Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="List Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="List Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="List Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="List Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="List Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="List Table 6 Colorful Accent 3"/>
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<span style="font-family: "Arial","sans-serif";">Relating this
to Martha’s Vineyard, if you are purchasing as a first time home buyer or
purchasing a residence either as a move up buyer or as a first time home buyer
there are local programs allowing a down payment as little as 3% down.</span></div>
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<span style="font-family: "Arial","sans-serif";">I am not a
mortgage expert but I am the source to the source. With the disclaimer
that all loans are made according to the specific profile of the applicant,
Santander (Formerly Bank of Martha’s Vineyard) has given me this brief summary:</span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">A 30-year
fixed rate loan with 95% financing is available for a primary home purchase and
is not restricted to first time home buyers.</span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">The Mass
Housing Program (MPH) has 97% financing available to first time homebuyers and
restricted to low & moderate income families. </span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">FHA has 96.5%
financing available on qualifying purchases for both primary purchases and is
not restricted to first time home buyers.</span></div>
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<br /></div>
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<span style="font-family: "Arial","sans-serif";">Here are a
couple of charts to give you something to think about if you are unsure about
waiting another year to make your life more complete, or if you are thinking
the prices are going to go down significantly.</span></div>
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<span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;"><span style="font-size: 10.0pt; line-height: 107%;">(Please note that the
interest rates were as of the time this chart was created)</span></i> </div>
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<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="footnote reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="line number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="page number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="endnote reference"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="endnote text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="table of authorities"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="macro"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="toa heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Bullet 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Number 5"/>
<w:LsdException Locked="false" Priority="10" QFormat="true" Name="Title"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Closing"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Signature"/>
<w:LsdException Locked="false" Priority="1" SemiHidden="true"
UnhideWhenUsed="true" Name="Default Paragraph Font"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="List Continue 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Message Header"/>
<w:LsdException Locked="false" Priority="11" QFormat="true" Name="Subtitle"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Salutation"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Date"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text First Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Note Heading"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Body Text Indent 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Block Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Hyperlink"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="FollowedHyperlink"/>
<w:LsdException Locked="false" Priority="22" QFormat="true" Name="Strong"/>
<w:LsdException Locked="false" Priority="20" QFormat="true" Name="Emphasis"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Document Map"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Plain Text"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="E-mail Signature"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Top of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Bottom of Form"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal (Web)"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Acronym"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Address"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Cite"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Code"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Definition"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Keyboard"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Preformatted"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Sample"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Typewriter"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="HTML Variable"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Normal Table"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="annotation subject"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="No List"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Outline List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Simple 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Classic 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Colorful 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Columns 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Grid 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 4"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 5"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 6"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 7"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table List 8"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table 3D effects 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Contemporary"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Elegant"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Professional"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Subtle 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 1"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 2"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Web 3"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Balloon Text"/>
<w:LsdException Locked="false" Priority="39" Name="Table Grid"/>
<w:LsdException Locked="false" SemiHidden="true" UnhideWhenUsed="true"
Name="Table Theme"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Placeholder Text"/>
<w:LsdException Locked="false" Priority="1" QFormat="true" Name="No Spacing"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading"/>
<w:LsdException Locked="false" Priority="61" Name="Light List"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 1"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 1"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 1"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 1"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 1"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 1"/>
<w:LsdException Locked="false" SemiHidden="true" Name="Revision"/>
<w:LsdException Locked="false" Priority="34" QFormat="true"
Name="List Paragraph"/>
<w:LsdException Locked="false" Priority="29" QFormat="true" Name="Quote"/>
<w:LsdException Locked="false" Priority="30" QFormat="true"
Name="Intense Quote"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 1"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 1"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 1"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 1"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 1"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 1"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 1"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 1"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 2"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 2"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 2"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 2"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 2"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 2"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 2"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 2"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 2"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 2"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 2"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 2"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 2"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 2"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 3"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 3"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 3"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 3"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 3"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 3"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 3"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 3"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 3"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 3"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 3"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 3"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 3"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 3"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 4"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 4"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 4"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 4"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 4"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 4"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 4"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 4"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 4"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 4"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 4"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 4"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 4"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 4"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 5"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 5"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 5"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 5"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 5"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 5"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 5"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 5"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 5"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 5"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 5"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 5"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 5"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 5"/>
<w:LsdException Locked="false" Priority="60" Name="Light Shading Accent 6"/>
<w:LsdException Locked="false" Priority="61" Name="Light List Accent 6"/>
<w:LsdException Locked="false" Priority="62" Name="Light Grid Accent 6"/>
<w:LsdException Locked="false" Priority="63" Name="Medium Shading 1 Accent 6"/>
<w:LsdException Locked="false" Priority="64" Name="Medium Shading 2 Accent 6"/>
<w:LsdException Locked="false" Priority="65" Name="Medium List 1 Accent 6"/>
<w:LsdException Locked="false" Priority="66" Name="Medium List 2 Accent 6"/>
<w:LsdException Locked="false" Priority="67" Name="Medium Grid 1 Accent 6"/>
<w:LsdException Locked="false" Priority="68" Name="Medium Grid 2 Accent 6"/>
<w:LsdException Locked="false" Priority="69" Name="Medium Grid 3 Accent 6"/>
<w:LsdException Locked="false" Priority="70" Name="Dark List Accent 6"/>
<w:LsdException Locked="false" Priority="71" Name="Colorful Shading Accent 6"/>
<w:LsdException Locked="false" Priority="72" Name="Colorful List Accent 6"/>
<w:LsdException Locked="false" Priority="73" Name="Colorful Grid Accent 6"/>
<w:LsdException Locked="false" Priority="19" QFormat="true"
Name="Subtle Emphasis"/>
<w:LsdException Locked="false" Priority="21" QFormat="true"
Name="Intense Emphasis"/>
<w:LsdException Locked="false" Priority="31" QFormat="true"
Name="Subtle Reference"/>
<w:LsdException Locked="false" Priority="32" QFormat="true"
Name="Intense Reference"/>
<w:LsdException Locked="false" Priority="33" QFormat="true" Name="Book Title"/>
<w:LsdException Locked="false" Priority="37" SemiHidden="true"
UnhideWhenUsed="true" Name="Bibliography"/>
<w:LsdException Locked="false" Priority="39" SemiHidden="true"
UnhideWhenUsed="true" QFormat="true" Name="TOC Heading"/>
<w:LsdException Locked="false" Priority="41" Name="Plain Table 1"/>
<w:LsdException Locked="false" Priority="42" Name="Plain Table 2"/>
<w:LsdException Locked="false" Priority="43" Name="Plain Table 3"/>
<w:LsdException Locked="false" Priority="44" Name="Plain Table 4"/>
<w:LsdException Locked="false" Priority="45" Name="Plain Table 5"/>
<w:LsdException Locked="false" Priority="40" Name="Grid Table Light"/>
<w:LsdException Locked="false" Priority="46" Name="Grid Table 1 Light"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark"/>
<w:LsdException Locked="false" Priority="51" Name="Grid Table 6 Colorful"/>
<w:LsdException Locked="false" Priority="52" Name="Grid Table 7 Colorful"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 1"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 1"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 1"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 1"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 1"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 1"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 2"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 2"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 2"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 2"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 2"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 2"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 3"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 3"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 3"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 3"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 3"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 3"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 4"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 4"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 4"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 4"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 4"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 4"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 5"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 5"/>
<w:LsdException Locked="false" Priority="48" Name="Grid Table 3 Accent 5"/>
<w:LsdException Locked="false" Priority="49" Name="Grid Table 4 Accent 5"/>
<w:LsdException Locked="false" Priority="50" Name="Grid Table 5 Dark Accent 5"/>
<w:LsdException Locked="false" Priority="51"
Name="Grid Table 6 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="52"
Name="Grid Table 7 Colorful Accent 5"/>
<w:LsdException Locked="false" Priority="46"
Name="Grid Table 1 Light Accent 6"/>
<w:LsdException Locked="false" Priority="47" Name="Grid Table 2 Accent 6"/>
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<![endif]--><span style="font-family: "Arial","sans-serif"; font-size: 11.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;">I do believe prices
will go down more on Martha’s Vineyard but not in double digits as they have in
the past. As soon as the inventory starts to get absorbed, and it will, prices
will start to increase and then the path will be clear. First we will
enter a neutral market and then a seller’s market. This is the normal cycle for
Real Estate and we go through it about every 15 years.</span></div>
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<span style="font-family: "Arial","sans-serif";">And where do
we go from here?</span></div>
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<br />
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<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiRo8ViA9P-Q-6ycAn6J9WdoIF9gA_QM_wRRo76A1Ds7dDW9aUvtDLjn3cIvcIlCnUu2w91t3a72SrS6PGSCmSVrHPpn0mpuSdoroSOSwhNp5t6dTNSCf1fXevlFjr4dU_jVsfYug/s1600/30+YR+FIXED+RATE+MORTGAGES.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiRo8ViA9P-Q-6ycAn6J9WdoIF9gA_QM_wRRo76A1Ds7dDW9aUvtDLjn3cIvcIlCnUu2w91t3a72SrS6PGSCmSVrHPpn0mpuSdoroSOSwhNp5t6dTNSCf1fXevlFjr4dU_jVsfYug/s1600/30+YR+FIXED+RATE+MORTGAGES.jpg" height="298" width="400" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiRo8ViA9P-Q-6ycAn6J9WdoIF9gA_QM_wRRo76A1Ds7dDW9aUvtDLjn3cIvcIlCnUu2w91t3a72SrS6PGSCmSVrHPpn0mpuSdoroSOSwhNp5t6dTNSCf1fXevlFjr4dU_jVsfYug/s1600/30+YR+FIXED+RATE+MORTGAGES.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"></a></div>
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<span style="color: #333333; font-family: "Arial","sans-serif";">If you want to do more than just dream about Martha’s Vineyard I
suggest you start now by getting in touch with a lender and find out what you
can comfortably afford. List your ‘wants’ and ‘needs’ and then in the fall you
can get out there in the market and be clear, confident and focused. Be a winner!</span><span style="color: #333333; font-family: "Arial","sans-serif"; font-size: 12.0pt;"></span></div>
<span style="color: #333333; font-family: "Arial","sans-serif"; font-size: 12.0pt;"></span><br />
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Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-71663121781685519342014-03-15T15:23:00.001-04:002014-03-15T15:27:52.258-04:00BUYER BEWARE is one thing, but in this case – OWNER BEWARE too.<!--[if gte mso 9]><xml>
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<![endif]--><b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">An
Epiphany<br />
</span></b><span style="color: #333333;">I had an epiphany today and my guess is
that very few real estate professionals, or for that matter anyone else knows
about this.<span style="mso-spacerun: yes;"> </span>Unless you are directly
involved in what I will call the electrical power supply business, the details
of how you get the electricity to maintain your home or who maintains the
service rarely crosses your mind.<span style="mso-spacerun: yes;"> </span>You
spend less time thinking about that than you do the water you drink or the air
you breathe. But it is very important.<span style="mso-spacerun: yes;"> </span>I
am going to talk about who owns your electrical power supply equipment – the
lines, transformers and poles.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">My Frame
of Reference<br />
</span></b><span style="color: #333333;">I have lived in a so-called exclusive West Tisbury community populated by more than 45 families
for over 40 years.<span style="mso-spacerun: yes;"> </span>There has always been
a ROW utility easement across the property and through the woods for the
utility company to supply electricity to the abutting properties.<span style="mso-spacerun: yes;"> </span>In my experience it has been the utility
company that has always maintained proper clearance by trimming the trees along
the ROW.<span style="mso-spacerun: yes;"> </span>The utility company has always
maintained the power lines, transformers and poles along the private roads
network within the community.<span style="mso-spacerun: yes;"> </span>It makes
perfect sense to me that if I pay for the ‘service’, part of that service
should be maintaining continuity and consistent service.<span style="mso-spacerun: yes;"> </span>Right!</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">It ain’t
necessarily so<br />
</span></b><span style="color: #333333;">I learned today, this is not the
necessarily the norm on Martha’s Vineyard and only a few communities have
service networks providing electricity to homes that are owned and serviced by
the utility company, presently known as NStar.<span style="mso-spacerun: yes;">
</span>In most cases NStar supplies and maintains an electrical service system
to a point and beyond that, the system is the responsibility of the property
owners along their private roads.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">So, what
is the big deal?<span style="mso-spacerun: yes;"> </span><br />
</span></b><span style="color: #333333;">It’s not a big deal until the trees
along the service path are overgrown and threatening the service continuity, or
until the infrastructure of that service has been fully depreciated and
compromised.<span style="mso-spacerun: yes;"> </span>What I mean by ‘fully
depreciated is, when the electrical wires are old, brittle and leaking,
transformers are failing due to corrosion and wooden utility poles are rotten
and no longer able to carry their load.<span style="mso-spacerun: yes;">
</span>The big deal is the cost of replacing all those components that provide
the infrastructure keeping your lights on.<span style="mso-spacerun: yes;">
</span>Actually, it’s not a big deal, it will be a huge deal and will cost you
dearly – unless you choose to live ‘off the grid’ and even then you may be in
for a fight with your neighbors.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">Take down
those utility poles Mister NStar<br />
</span></b><span style="color: #333333;">We can all agree that above ground
utility poles and wires are ugly, and my vote would be to bury all utilities.<span style="mso-spacerun: yes;"> </span>Spring Point in Chilmark is replacing their
entire service and from what I have been told they are going underground all
the way.<span style="mso-spacerun: yes;"> </span>I love Spring Point.<span style="mso-spacerun: yes;"> </span>Did I mention that they are one of the other
rare Island community cases where NStar <u>owns</u>
the service system and has to maintain it?<span style="mso-spacerun: yes;">
</span>It is estimated that the service replacement is going to cost well over
a million dollars.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">What
should you do?<span style="mso-spacerun: yes;"> </span><br />
</span></b><span style="color: #333333;">For one, if you are a Buyer considering
a purchase in a ‘community’ with private roads, find out who owns the utility
system.<span style="mso-spacerun: yes;"> </span>My guess is that you will not
find that information in the Association Rules and Regulations. If it is
privately owned and there is a home owner association, do they have a reserve
to set aside to earmark funds to maintain the electrical system (tree trimming
and equipment replacement)?<span style="mso-spacerun: yes;"> </span>If you are
already an owner in a private community, find out what provisions have been
made to support the maintenance of the electrical system. </span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">Brinksmanship
can cost you dearly<br />
</span></b><span style="color: #333333;">Do not wait for a failure or a threat
from NStar that they will turn off the electrical supply service to the
community until certain maintenance issues have been corrected – like trimming
trees around utility lines.<span style="mso-spacerun: yes;"> </span>This all can
happen during a storm and I am sure you can imagine the difficulty factor when
trying to get personal emergency help during a storm.<span style="mso-spacerun: yes;"> </span>You are just one more name on a list of
hundreds.<span style="mso-spacerun: yes;"> </span>This is just another good
reason to own a back-up generator.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">Sue me,
Sue you Blues<br />
</span></b><span style="color: #333333;">I have been told on a regular basis
there are any number of litigative actions arising out of disputes between home
owners as to who owns what and what the fair share of each property owner
should be when a utility problem occurs. The court costs alone can exceed any
amount that would be paid for being responsible and setting up preventive
measure rules and funds ahead of time.</span><br />
<br />
<b style="mso-bidi-font-weight: normal;"><span style="color: #333333;">Wouldn’t
it be nice?<br />
</span></b><span style="color: #333333;">I think it would really be a considerate
‘public service’ disclosure for NStar to notify those customers affected that
maintenance and safety of their service system is the responsibility of the
home owners in their community. For all I know they may be doing that but if
not wouldn’t it be nice. I hate surprises – don’t you?</span>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-67429913344690022222014-02-22T10:49:00.000-05:002014-02-22T10:49:32.709-05:00Chit-Chatting Around the Water Cooler<span style="font-family: Arial;">Remember the home inspection story in my last blog about the
home owner who lost his lawsuit because he did not speak up when he suspected
a problem at the home inspection?<span style="mso-spacerun: yes;"> </span>Well,
here is another story that could have gone to court, and maybe should have.</span><br />
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">I was in the grocery store grabbing some Chobani Greek yogurt at the
dairy case when I bumped into my home inspector.<span style="mso-spacerun: yes;"> </span>We were standing their chit chatting when we
felt the heat from someone moving around us on the perimeter. <span style="mso-spacerun: yes;"> </span>We stopped and acknowledged this person, who
immediately queried, “Are you the building inspector” he said to my
friend.<span style="mso-spacerun: yes;"> </span>Okay, we knew what he meant and
after making the proper introduction this person proceeded to tell the building
inspector his tale. </span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">Remember the home you inspected for me?<span style="mso-spacerun: yes;"> </span>I knew right away this was not going to be a
happy tale.<span style="mso-spacerun: yes;"> </span>Although he did preface what
was to follow by saying he loves the house (now) and is perfectly happy with
it.<span style="mso-spacerun: yes;"> </span>The fireplace chimney had cracks
everywhere and it leaked like a sieve.<span style="mso-spacerun: yes;">
</span>It had to be torn down and rebuilt to the tune of $25,000.<span style="mso-spacerun: yes;"> </span></span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">I asked this person if he noticed the problem before he
bought the house. “Nope”.<span style="mso-spacerun: yes;"> </span>Did your buyer
agent ask the seller or the seller agent if they knew anything that was or
would be a problem? “Nope”.<span style="mso-spacerun: yes;"> </span>Did your
buyer agent notice anything or say anything? “Nope”.</span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">The buyer actually defended his unfortunate circumstance by
explaining to <em>ME</em> that Massachusetts is a ‘Buyer Beware State' and that unlike his home
state seller's in Massachusetts are not required to fill out a Seller’s Description
of Property form, and then admitting that <u>no one</u> asked the appropriate questions.<span style="mso-spacerun: yes;"> </span></span></div>
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial; font-size: x-small;"><span style="mso-spacerun: yes;"><em>(Side note: Sellers on the Cape do fill out Seller's Description of Property forms) </em></span></span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">At that point my question should have been, if you are so darn
happy after hiring someone you expected to represent your best interests, paying for a professional home inspection,
and then after you closed on the home discovering a major defect that ended up costing you $25,000, but you are telling us you happy and in love with the house, why did you interrupt our conversation?<span style="mso-spacerun: yes;"> </span>This poor guy might have had a case against the
inspector or his agent, or the seller agent if he had been an informed buyer with competent assistance. Granted, I don’t know all the facts but if
it were me I sure would be pissed and looking to see if I had recourse.</span></div>
<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial;">As a disclosure, I will tell my clients that Home Inspector’s cannot see every single thing there is to
see. Some inspectors will issue the same disclosure as part of their contract. It is important to remember that real estate licensees are not home inspectors, builders or engineers. However, as with the mold and rot case I reported on, where there is smoke there is
fire and in cases like the fractured chimney I would bet you there was
a lot of smoke.<span style="mso-spacerun: yes;"> </span>And besides, if a buyer has
concerns they can always bring a contractor or engineer to review the report, do specialized testing and look at the house they
are buying.<span style="mso-spacerun: yes;"> </span>I always say, the more the merrier
and the more eyes the better – except around the water cooler, or at the dairy
case.</span></div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-12290652390790966542014-02-10T16:30:00.003-05:002014-02-10T16:45:34.890-05:00How Good Is A Home Inspection<span style="font-family: Arial, Helvetica, sans-serif;">
</span><span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">I was
reading a legal article in one of my trade publications recently discussing ‘Caveat Emptor’ which means Buyer
Beware.<span style="mso-spacerun: yes;"> </span><st1:place w:st="on"><st1:state w:st="on">Massachusetts</st1:state></st1:place> is a caveat emptor state. So what does that mean to you the consumer? By definition it means "T<span id="hotword"><span style="color: black;"><span class="hwc" id="hotword" name="hotword">he</span> <span class="hwc" id="hotword" name="hotword">seller</span> <span class="hwc" id="hotword" name="hotword">of</span> <span class="hwc" id="hotword" name="hotword">a</span> <span class="hwc" id="hotword" name="hotword">product</span> <span class="hwc" id="hotword" name="hotword">cannot</span> <span class="hwc" id="hotword" name="hotword">be</span> <span class="hwc" id="hotword" name="hotword">held</span> <span class="hwc" id="hotword" name="hotword">responsible</span> <span class="hwc" id="hotword" name="hotword">for</span> <span class="hwc" id="hotword" name="hotword">its</span> <span class="hwc" id="hotword" name="hotword">quality</span> <span class="hwc" id="hotword" name="hotword">unless</span> <span class="hwc" id="hotword" name="hotword">it</span> <span class="hwc" id="hotword" name="hotword">is</span> <span class="hwc" id="hotword" name="hotword">guaranteed</span> <span class="hwc" id="hotword" name="hotword">in</span> <span class="hwc" id="hotword" name="hotword">a</span> <span class="hwc" id="hotword" name="hotword">warranty.</span>"</span></span></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">If you have read through the “Why You Need a
Home Inspection” part on my website you know how bullish I am about home
inspections as a result of a mishap I had in my personal home buying
experience.<span style="mso-spacerun: yes;"> </span>I always say that I would
rather lose a sale because the house did not pass muster than have a client
move into an unsound home and have a bad experience.<span style="mso-spacerun: yes;"> </span><o:p></o:p></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">However, even with the best home inspector, the
one the seller agents call ‘the deal breaker’ the inspector cannot see or find
every single chink in the structure’s armor.<span style="mso-spacerun: yes;">
</span>He may discover evidence of a problem but how large or small that
problem may be should then be determined by an expert in the specific area of
the problem.<span style="mso-spacerun: yes;"> </span>It will be up to you, the
home buyer, to act upon the evidence in a timely manner and request further exploration in order
to gather more information.<o:p></o:p></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">Discovering a serious problem later on may leave
you no recourse with the seller.<span style="mso-spacerun: yes;"> </span>The
case study that I read started with evidence of ‘rot’ found during a home
inspection. The inspector, who also happened to be an engineer, stated in his
report that the rot did not pose a structural problem, so the buyer went ahead
and bought the home without doing any further investigation or raising the
issue with the seller.<span style="mso-spacerun: yes;"> </span></span></span><br />
<span style="color: #333333;"><span style="mso-spacerun: yes;"><span style="font-family: Arial, Helvetica, sans-serif;"></span></span></span><br />
<span style="color: #333333;"><span style="mso-spacerun: yes;"><span style="font-family: Arial, Helvetica, sans-serif;">If I were there for that diagnosis I would have been thinking that the engineer said it did not pose a structural problem -- at the present time, or from what he could see. Have you ever had rust rot on your automobile? What does it do -- it progresses and spreads. I would have raised a red flag and suggested further investigation or at least the notion that there was possibly more there than meets the eye.</span></span></span><br />
<span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">The reason why the seller should have been
questioned about their knowledge of the problem is because: <br />
1) We do not use “Seller’s Description of Property” forms so the seller has no
opportunity or reason to provide specific information as to their knowledge of
the condition of the property.<br />
2) Only if a hidden structural defect that would affect the value or the
desirability of the property is disclosed by the seller to the seller’s agent
is that seller’s agent morally required to reveal that fact to a buyer. That is a governing rule for REALTORS<span style="color: black;">®.</span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;"></span> </span><span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">Continuing on with what ended up being a law
suit, the new owners of the house where the rot was discovered started noticing
“a damp smell, the presence of potato bugs, and the ceiling tiles
separating.”<span style="mso-spacerun: yes;"> </span>The new owner had “the home
re-inspected and this time the inspector found serious mold, rot and pest
damage. The extent of the damage hadn’t been easily discovered the first time
they had the house inspected, because new siding, trim and insulation had been
installed”.<o:p></o:p></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="color: #333333;"><span style="font-family: Arial, Helvetica, sans-serif;">Here is where the story reaches its tipping
point.<span style="mso-spacerun: yes;"> </span>“With the new inspection report
in hand, the couple determined with the help of a contractor that it would cost
more to repair the property than to rebuild”.<span style="mso-spacerun: yes;">
</span>Any of us would be fighting mad to get this kind of news. Right?<span style="mso-spacerun: yes;"> </span>Of course, the logical next step would be to
go to Court and that is exactly what these folks did.<span style="mso-spacerun: yes;"> </span>“They sued charging the sellers with
fraudulent concealment and negligent misrepresentation”. <o:p></o:p></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="font-family: Arial, Helvetica, sans-serif;"><span style="color: #333333;">Although the court found in their favor on the
first go around, they lost an appeal because even though the court found in
their favor based upon “egregious nondisclosure and concealment” by the
sellers, the case was dismissed based upon Caveat Emptor.<span style="mso-spacerun: yes;"> </span>I</span>n this case the buyer was made aware
of a problem but did not follow up in a timely manner.<span style="mso-spacerun: yes;"> </span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">I believe the most important part of a home purchase is doing your homework
and that includes a thorough home inspection with solid answers for any questionable problems
uncovered, speaking with town officials about the current and future neighborhood
plans and even going so far as to interview the neighbors who would be more
than happy to spill their guts with everything they know about your home owner,
the neighbors next door or the overall community. It’s up to you to get out, walk the
streets and knock on doors. Caveat Emptor.<span style="color: #333333;"><o:p></o:p></span></span><br />
<span style="font-family: Arial, Helvetica, sans-serif;">
</span>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-81725698367289171612014-02-03T14:30:00.000-05:002014-02-10T16:47:03.148-05:00The Flood Insurance Crisis and Martha's Vineyard<br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">It's not just Martha's Vineyard that is
in crisis over the changes taking place and their resulting affect on home and
business owners, it's all of Cape Cod and up along the North Shore. Okay, to be
exact it is practically the whole country that is in crisis.<o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">It was a the Biggert-Waters Flood
Insurance Reform Act of 2012 that floated in on the tail of some transportation
bill and was not properly vetted that started this mess. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">It was when I went to a FEMA
sponsored presentation last summer that I knew we were in real trouble. I
walked into the Martha's Vineyard High School one sweltering July afternoon and
there in a large room were tables with maps strewn around in heaps and about
four or five representatives standing around apparently telling jokes and
biding their time before they could leave and go back home. There were
quite a few people from local insurance companies there but only three of us
from the real estate profession and one of them was there because I invited him
to come along. My take away from that so-called presentation and Q&A
was that no one knew what the heck was going on. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">Among my colleagues it seemed like
no one else was concerned, and when I spoke about my concerns the response was
always something like, "Oh, don't be so negative -- I don't want to hear
about it". Well, they are hearing about it now and everyone
wants to know what is going on -- not that anyone still really knows. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">As a Realtor®, my organization has been
lobbying to make changes and we supported a bill promoted by a small group of
Senators and known as the Menendez-Isakson Homeowner Flood Insurance
Affordability Act. Last Friday I tuned into CSPAN and waited anxiously as
the Bill was about to be voted on in the Senate. The supporters of the
Bill were hoping to get at least 60 votes. At a little after 5:30pm the
voting began and when it was over 86 voted for it and 13 voted against.
It passed the first hurtle which would put off any flood insurance rate
increases, primarily to a select group of people, and require more study and
engineering before a formal plan could be implemented. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">
<span style="font-family: Arial, Helvetica, sans-serif;">Menendez-Isakson does basically three
things that are important because it does not change all aspects of
Biggert-Waters. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">1) All homes and
businesses that are currently “grandfathered” are protected. These are
properties that were built to code and later remapped into a higher risk area.<i style="mso-bidi-font-style: normal;"> </i><o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">2) All
properties that purchased a new policy after July 6, 2012, before they were
legally required to purchase insurance.<i style="mso-bidi-font-style: normal;"> </i><o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">3) All
properties sold after July 6, 2012.<span style="mso-spacerun: yes;"> </span>New
homeowners and business owners will receive the same treatment as the previous
owner unless they trigger another provision in Biggert-Waters such as Severe
Repetitive Loss, <span style="background: white;">non-primary residence</span>,
substantial damage, etc. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">This last part
is where the bad news lies for <st1:place w:st="on">Martha's Vineyard</st1:place>;
non-primary second home residences are not protected from the changes outlined
in Biggert-Waters. <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">However, as our
Congressman Bill Keating said in a recent interview on WCAI, <span style="background: white;">“Many of these people will just walk away from their
homes, and leave the lenders with an inventory at a time when they’re just
trying to clear that inventory from the 2009 mortgage collapse.”I
heard this from an off-Island broker months ago after
she interviewed her insurance agent on the <st1:place w:st="on">Cape</st1:place>.</span> <o:p></o:p></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span style="font-family: Arial, Helvetica, sans-serif;">So as you can
see this is a very serious problem and it is not going away. S<span lang="EN" style="background: white; mso-ansi-language: EN;">cientists have predicted that sea level will continue to rise and that by
the end of this century it will stand somewhere between two to seven feet
higher than it is today. For the meantime what is going away are
buyers, people who wanted to live on the water but are now thinking <st1:place w:st="on">Martha's Vineyard</st1:place> is much too fragile an
environment. Many of them have decided to look elsewhere.</span><span lang="EN" style="mso-ansi-language: EN;"> <o:p></o:p></span></span></div>
<span style="font-family: Arial, Helvetica, sans-serif;"></span><br />
<div class="MsoNormal" style="margin: 0in 0in 0pt;">
<span lang="EN" style="mso-ansi-language: EN;"><span style="font-family: Arial, Helvetica, sans-serif;">One of the changes that I have observed since I was a boy
is that <span style="background: white;">beach houses are no longer simple camps
that you sweep out; they are grand luxurious homes</span> and anyone who was
paying attention to the drama on Chappy last summer knows exactly what I am
talking about.<span style="mso-spacerun: yes;"> </span>The ocean has always been
in control and living on the edge will always have its risks.</span></span></div>
Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-24397703892628113662013-10-12T14:54:00.000-04:002013-10-12T14:58:56.199-04:00The Real Estate Market is Heating Up on Martha's Vineyard -- Are you Ready?<span style="color: #333333;"><span style="font-family: Arial;">This fall on <st1:place w:st="on">Martha’s
Vineyard</st1:place> is turning out to be as active as I expected it would
be.<span style="mso-spacerun: yes;"> </span>55 homes were sold in the month of
September which is 19% of the total number of homes sold this year.<span style="mso-spacerun: yes;"> </span>For homes, the median price is $660,000.<span style="mso-spacerun: yes;"> </span>There were also 10 land sales this month with
a median price of $495,000 and those sales are 21% of the total for the
year.<span style="mso-spacerun: yes;"> </span>And as you can see there are quite
a number of properties in the Offer to Purchase and Purchase and <st1:place w:st="on"><st1:city w:st="on">Sale</st1:city></st1:place> pipeline as of the
last two weeks.<o:p></o:p></span></span><br />
<br />
<span style="color: #333333;"><span style="font-family: Arial;">I think it is important for buyers to start
thinking about what they need to do to be ready for a more active and
competitive market.<span style="mso-spacerun: yes;"> </span><st1:place w:st="on">Martha’s
Vineyard</st1:place> home Buyers are fortunate right now because there is so
much available inventory for them to choose from.<span style="mso-spacerun: yes;"> </span>But this won’t last and as the inventory gets
absorbed the competition will heat up.<span style="mso-spacerun: yes;">
</span>Those properties that are competitively priced will stand out and will
attract more buyers most likely competing with each other with multiple offers.<o:p></o:p></span></span><br />
<br />
<span style="color: #333333;"><span style="font-family: Arial;">Here is what I suggest you do if you are going
to enter the market at this time.<span style="mso-spacerun: yes;"> </span>Select
a REALTOR® who is an EXCLUSIVE Buyer Agent, knows the market, knows the
Vineyard and knows the business --- that would be me. Put together a list of ‘Wants’
and ‘Needs’ because that exercise will help to keep you focused and decide upon
a realistic price range. I will address that further in a moment.<o:p></o:p></span></span><br />
<br />
<span lang="EN" style="color: #333333; mso-ansi-language: EN;"><span style="font-family: Arial;">Become familiar
with the inventory by getting access to the LINK database system and not by
wasting time combing through 3<span style="font-size: small;"><sup>rd</sup> party aggregator websites like
Trulia or Zillow.<span style="mso-spacerun: yes;"> </span>Communication with
your trusted Exclusive Buyer Agent is the best way to gain an education so that
when you are ready to buy, you can recognize a well-priced property.<o:p></o:p></span></span></span><br />
<br />
<span style="font-family: Arial;"><span lang="EN" style="color: #333333; mso-ansi-language: EN;">Preview as many properties
that are relevant to what you are looking for so you can get a good sense of
home values. Keep in mind that your </span><span style="color: #333333;">EXCLUSIVE
Buyer Agent</span><span style="color: #333333; mso-ansi-language: EN;"> <span lang="EN">is an expert in the field of real estate; he/she is <u>not </u>an
attorney, a licensed contractor or home inspector or an engineer. Therefore,
discuss with your </span></span><span style="color: #333333;">EXCLUSIVE Buyer
Agent</span><span lang="EN" style="color: #333333; mso-ansi-language: EN;"> putting
together a professional team of ‘experts’ to assist you during the home buying
process. <span style="mso-spacerun: yes;"> </span><o:p></o:p></span></span><br />
<br />
<span style="font-family: Arial;"><span lang="EN" style="color: #333333; mso-ansi-language: EN;">Knowing what is a
realistic price range means knowing how much house you can really afford. <span style="mso-spacerun: yes;"> </span>So, if getting a mortgage is a necessary part
of the home buying equation for you then you need to establish a relationship
early on with a mortgage professional and get yourself pre-approved with a
pre-approval letter prepared. <span style="mso-spacerun: yes;"> </span>There is a
difference between a pre-approval and a pre-qualification. The
pre-qualification is very superficial and will mean nothing to a Seller during
a negotiation.<span style="mso-spacerun: yes;"> </span>The pre-approval is a
powerful card your </span><span style="color: #333333;">EXCLUSIVE Buyer Agent can
play at the appropriate time during a negotiation.</span><span lang="EN" style="color: #333333; mso-ansi-language: EN;"><o:p></o:p></span></span><br />
<br />
<span lang="EN" style="color: #333333; mso-ansi-language: EN;"><span style="font-family: Arial;">Here is a really
important negotiating point to keep in mind. If you are in a competing offer
situation you want to make sure your offer is as attractive as you can possibly
make it. First and foremost, a negotiation will be all about the money so make
sure your offer is your ‘highest and best’ offer. Next, make sure your offer is
as ‘clean’ as you can make it. This means only include the contingencies that
are absolutely necessary or even better submit an offer without any
contingencies. Personally, I will rarely recommend that one of my clients
submit an offer without an inspection contingency or a financing contingency
(if they will be applying for a mortgage).<span style="mso-spacerun: yes;">
</span>Of course the strongest offer is the one that is ‘all cash’.<o:p></o:p></span></span><br />
<br />
<span lang="EN" style="color: #333333; mso-ansi-language: EN;"><span style="font-family: Arial;">If all cash is not
an option then being able to provide a minimum 20% down payment is the next
best thing, or as much of a down payment beyond that as possible.<span style="mso-spacerun: yes;"> </span>Finally, you should be prepared to be as
flexible as possible to accommodate the seller’s time frame and as far as your due
diligence is concerned remember ‘TIME IS OF THE ESSENCE IN ALL MATTERS’.<o:p></o:p></span></span><br />
<br />
<span style="font-size: x-small;"><span style="font-family: Arial;"><span style="font-size: small;"><span lang="EN" style="mso-ansi-language: EN;">A professional experienced </span>EXCLUSIVE
Buyer Agent will be able to make the process fun and easy and keep you on track
– that EXCLUSIVE Buyer Agent should be ME!</span> </span></span>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-480211605857544972012-09-22T17:08:00.002-04:002013-10-12T14:59:57.789-04:00What’s Your Hurry? <span style="color: #333333;"><span style="font-family: Arial;">When you buy a new automobile you know better
than to expect any sort of equity in that automobile. Heck, as soon as you
drive it off the lot you’ve lost about $5,000.00.<span style="mso-spacerun: yes;"> </span>Automobiles are a depreciating asset. But
when you buy real estate you expect to have equity in it or at least you expect
for that purchase to appreciate in a reasonable amount of time so you can build
equity in it.<span style="mso-spacerun: yes;"> </span>Up until now real estate
investors did not have to wait very long before they saw their properties
increase in value. That is one reason why the average investor bought and sold
every five to seven years.<span style="mso-spacerun: yes;"> </span>They could
build equity and trade up. This is a new economy and a new real estate
market.<span style="mso-spacerun: yes;"> </span>It could be twice that long
before you see reasonable appreciation in your real estate investment.<span style="mso-spacerun: yes;"> </span>Of course there are exceptions like areas on
the west coast of <st1:state w:st="on">Florida</st1:state> and <st1:state w:st="on">Arizona</st1:state> around <st1:place w:st="on"><st1:city w:st="on">Phoenix</st1:city></st1:place>.
That is where the fire sales were taking place.<span style="mso-spacerun: yes;">
</span>Appreciation will be more rapid in these areas because the fires are
going out due to inventories being significantly reduced. Do you really want
your dream “second” home to be in one of these areas?<o:p></o:p></span></span><br />
<br />
<span style="color: #333333;"><span style="font-size: x-small;"><span style="font-family: Arial;"><span style="font-size: small;">Actually, I am happy about this new real estate
market because I think the purpose of a home is for family, not instant
monetary gratification.<span style="mso-spacerun: yes;"> </span>My opinion is
directed specifically as it relates to this precious <st1:place w:st="on">Island</st1:place>
where lives are renewed and families are made whole and lifetime memories are
made.<span style="mso-spacerun: yes;"> </span>If you want to be here, the good
news is you have time because as you can see prices are still adjusting and as
is usually the case the market will cool down in about a month as we approach
the end of the year. This is not a location of necessity for real estate
investors; this is destination primarily for second homes. This is a unique
location and the destination should be Joy and Happiness as well as a much
simpler way of life.<span style="mso-spacerun: yes;"> </span>There is an
expression: Do what you love and the money will follow. On <st1:place w:st="on">Martha’s
Vineyard</st1:place>, buy what you love and the Joy will be in a collective
family journey and a respite from your so-called normal life.<span style="mso-spacerun: yes;"> </span>Why settle; haven’t you done enough of that
in your life already?</span> <o:p></o:p></span></span></span>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-81658535867089266382012-05-05T10:34:00.000-04:002012-05-05T10:34:10.535-04:00The Price Is Right – Or Is It?Many of us who own homes have painfully watched the equity we had in our homes dwindle and in many cases completely disappear. The WSJ reported recently “More than one-third of all homeowners have less than 25% equity, including 15% that are underwater, meaning their homes are worth less than what they owe.” Real estate professionals watched their businesses all but dry up unless they were willing to retool and start trading on other people’s misfortune during one of the longest deepest housing market declines in history. Believe it or not it has been six long years since the experts admitted that values were declining. Many of us in the business smelled the smoke in 2005. <br />
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Markets in some parts of the country started to crumble sooner than others but here on Martha’s Vineyard I would say we were about six months behind the first wave. Smart investors saw the end was coming and immediately pulled back taking a wait and see position; they knew that the Vineyard was not immune from economic fluctuations and it would be just a matter of time. Even so others kept buying at the top of the market. Sure enough, that wave finally crashed into our shores full strength and by 2007 our market practically came to a standstill.<br />
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Today we are hearing even after many false starts, unequivocally the bottom of the market has been reached with prices rolled back in line with 2002 – and adjusting for inflation as far back as 1998. Once again I think we are going to be late to the dance, but this time it will be on the upswing. I would suggest that we are about six months away from reaching our bottom on Martha’s Vineyard. I think we will still see further price reductions in some areas and classifications while in other areas and classifications prices are starting to inch up; not by much, maybe two percent over the next 12 months. <br />
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One reason we have not hit bottom here is, instead of our inventory being absorbed more properties come on the market every week. It is true that many of those new properties were on the market last year or two or three years before and they are simply being reintroduced, but the inventory is not going down, although in some cases the asking prices of those properties are going down. Even so there are still many home owners here who ‘don’t have to sell’, and they continue to resist realistically pricing their properties which leads to confusion in the market.<br />
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I was reading something the other day that was promoted as being the results of a survey asking the question ‘what does it take to get buyers to close?’ – ‘close’ meaning to buy. The list consisted of 5 concerns: Not having to do a lot of work before a new owner can move in; having a large enough outdoor space for recreation and privacy; being in a safe neighborhood environment, being comfortable with the amount of the mortgage payment and knowing they can make that mortgage payment, and last but not least, knowing they are paying the right price for the property. This was the one item of buyer concern that I took issue with. Why? Because according to the survey, the way a buyer determines that they are getting a good deal is by “looking at the percentage and actual dollar drop from the original price.” Is it really that simple? Are buyers really that naive? If that price differential was the only barometer buyers use to determine if they are getting a good price then they still haven’t figured out the seller’s game and the seller’s win. <br />
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I physically inspect many new properties every week and I follow the market here on Martha’s Vineyard like a hawk. I have developed a keen sense for value over the twenty plus years I have been in this business and I can tell when a property is overpriced. Nine out of ten times when I ask a seller agent who priced one of those properties that I consider to be overpriced, the answer is ‘the seller’. The property is reluctantly listed at that inflated price with one agreed upon caveat; if it does not sell within two weeks or thirty days the price will be reduced. It may not be reduced to the price initially recommended by the seller agent but the discounting will begin – and I will continue. We all know it.<br />
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So you tell me, if you are following a property and by doing the math you determine that the price has been reduced by 40% from its initial asking price and that initial asking price was 30% above where it should have been priced in the beginning would you still be as excited? <br />
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I know determining or understanding pricing here on Martha’s Vineyard can be very confusing. There are so many factors that figure in to valuating properties on this Island that it can make your head spin. There is the cachet associated with each town – and there are six towns. There is the cachet of the location, be it water front, water view, in-town, etc. All of these things have an effect on pricing, but what should not have an effect on pricing is the seller’s opinion; they know the least about market values.<br />
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I tell my clients that purchasing a property on Martha’s Vineyard ultimately comes down to making an emotional decision, but I believe my job is to get my clients as close as possible to a realistic number so they feel comfortable that the price is right.<br />
<br />Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-22295821308816665812012-04-28T11:23:00.000-04:002012-04-28T11:23:03.530-04:00Bidding Wars Are Back; Next Stop Martha's VineyardThe headline in the Wall Street Journal reads <a href="http://online.wsj.com/article/SB10001424052702304723304577366294046658820.html" rel="nofollow" target="_blank">Home Buyers Find Bidding Wars Are Back</a><br />
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I’ve been cautioning Buyers that this will be the natural evolution of a market reversal and now it is being reported in the Journal. Although the focus is on the states that were hit the hardest from California to Florida, and I have said that Martha’s Vineyard lagged behind when the bubble burst and it will lag behind in the recovery, bidding wars are coming.<br />
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Actually, there have already been some bidding wars for the better properties but there is still a lot of inventory to choose from. Once the inventory starts to be absorbed and prices are still at their lowest point in years there will be a whole lot of competition. Buyers who say they are not going to engage in a bidding war may not have a choice if they really want to be here and not one of the classic ‘would have, should have’ club.<br />
<br />Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-60612372356889441302012-04-20T12:01:00.000-04:002012-04-20T12:03:28.596-04:00To Improve or Not To Improve, That Is The Question<br />
‘What to do’ is a question constantly bandied about by sellers and not having the right answer can cost you the seller a whole lot of money – money you will not recoup at the closing table.<br />
<br />
I’m always telling my clients after they have made a purchase to keep whatever improvements they make in neutral colors in proportion to the quality and value of the home and with an eye for resale. However, in fairness I must say that as long as you know what improvements you will and will not get a good return on your investment you should be able to enjoy your home; it’s your castle after all. I was visiting with a former client just the other day and she showed me all the improvements and remodeling she just completed. She likes the color black and she used a lot of it throughout the house. After we had finished the tour she looked at me and said, “I know my decorating is not for everyone and it will pay for it one day when I want sell but it makes me happy now”. She was right and as long as she knew that her expensive black mica marble countertops and mirror backsplash would probably turn some buyers away and she would not get back what she paid for her kitchen remodeling, I support her decision. It’s the sellers who put disproportionate sums of money into esoteric personalized improvements and then expect a buyer to pay them back when they decide to sell that I’m concerned about.<br />
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Before any seller decides on improvements or upgrades they need to look at the other homes in the neighborhood. Are they modest simple homes or large, fancy million dollar homes? Any improvements or upgrades a seller decides to make to their home and property should be in line with the rest of the homes in the neighborhood. Buyers shop neighborhoods first, then homes in the neighborhood. Having an overbuilt more expensive home in a neighborhood is usually a challenging sell.<br />
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Selling in this market can be very frustrating for a seller so let’s talk about what to do to get ready. The first thing a buyer looks at is the condition of the home starting on the outside at the front door and then inside. Is the front door cracked, rotten or showing rust spots? Is the stoop falling apart? Is the trim rotten and the paint peeling? If the roof is fully depreciated and the siding cracked, cupping or falling off indicating it is at the end of its lifespan, replacing it is a good way to start. Cracked and missing roof shingles are an immediate turn off to buyers. If the house has dated single pane windows or double glazed windows that have lost their seal and are fogged, replacing them is a good investment. Buyers look at all these things and if the first impression is not a good one they assume it is just the tip of the iceberg. Taking care of deferred maintenance can save a seller thousands of dollars at the closing table.<br />
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When thinking about adding features to an existing home, on Martha’s Vineyard I find most buyers are looking for two things that seem to have become standard areas for most homes, a screened-in porch and an outdoor shower. Those are not expensive areas to add but once again keep the construction in proportion to the home.<br />
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One last word about outside improvements; on Martha’s Vineyard landscaping is not a priority for most seasonal visitors and hiring a service to maintain lawns and gardens can be very costly. So landscaping should be kept to a minimum going with native plants and shrubs when possible. Buyers are not going to pay extra for that ornamental Japanese Maple or that Koi pond. It’s more important to get rid of accumulated junk and debris that has piled up over the years so the yard doesn’t look unkempt.<br />
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On the inside, starting in the basement, nothing will make a buyer turn around and walk out the front door more quickly than a damp musty moldy smelling basement. Sellers need to make sure they have proper foundation drainage and landscape grading around their homes. More buyers today are converting basements to finished living space so a dry basement is very important. On Martha’s Vineyard, which is a perpetually moist climate, running a dehumidifier has become necessary for the health of most basements.<br />
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Moving into the main living areas, many sellers get overly creative with color, painting rooms bright colors like purple, pea green and Tahitian blue. Fresh paint on walls as well as over dated dark stained wood trim and doors in decorator white or a very light neutral color will make a big difference and the rooms will look larger and lighter.<br />
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What to do with the two sexiest areas in the house is question worth careful consideration. I am not talking about bedrooms; it’s the kitchen and bathrooms. According to Remodeling Magazine the return on investment when selling can well exceed 100%, but keep improvements in proportion to the value of the house. <br />
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For example, you can spend tens of thousands of dollars upgrading fixtures, cabinets and countertops, but you won’t necessarily get those dollars back when you sell. If you install a $9,000 Viking range in a house you are hoping to sell for $400,000 you can rest assured that you won’t get your money back. Re-facing or painting cabinet doors and replacing old fixtures and appliances with basic energy efficient modern appliances from Sears in neutral colors along with modern countertops will go a long way.<br />
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In the bathrooms new fixtures would be a good investment, especially if the existing ones are avocado green but keep it simple. A steam shower enclosure is a common feature in a multi-million dollar house but adding one to a $400,000 would be foolish from a standpoint of investment. You won’t get your money back when you sell. If the bathtub is in good condition, cleaning up the ceramic tile grout or caulk. If the bathtub needs to be replaced think about converting the space to a walk-in shower enclosure as they are becoming very popular these days. But overall getting rid of mold and mildew stains is most important. In humid areas like bathrooms, if you have baseboard radiant heating and the metal covers that are rusted and looking nasty, paint or replace them. It is more important for a bathroom to look neat and clean than have fancy expensive fixtures. Many older homes on Martha’s Vineyard are bathroom shy; they lack that necessary extra bathroom. In cases like that spending money on adding a bathroom instead of a $10,000 remodel of an existing bathroom is a better investment.<br />
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I haven’t mentioned flooring but if the house has wooden flooring and the finish is worn off, refinishing can do wonders for improving the appearance of the house. The same goes for bathrooms with dated vinyl floor covering. Replacing a vinyl floor covering with stone or ceramic can cost roughly $25 a square foot. Also, 1960’s vintage shag carpeting in sunflower yellow or bright green can really distract a buyer so get rid of it and replace it with neutral carpeting.<br />
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I was previewing a small ranch for sale recently located on a quaint in-town street where all the homes were pretty much the same. I had seen the home before the current owner purchased it and it was nice, but now it was so much nicer. A heavy partition wall was removed opening up the newly remodeled kitchen to the living room area and a bathroom was added to the master bedroom making it an ensuite. All these improvements are very positive and were not over the top. However, because we are in a down market I was relieved to hear the seller agent say that the seller knows he won’t get back all the money he invested. Normally, I would have to say he would get a good ROI and his chances of selling the property had greatly improved but since he bought it at the top of the market and then immediately made improvements I had to agree. Make sure before you make any improvements or upgrades you have clear expectations. If it is strictly for your own enjoyment then go ahead and have fun, but if it is with an eye toward future ROI sales potential then do your homework and consult with a real estate professional. In real estate there is wise saying: “Timing is everything”.<br />
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<br />Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-73819329103866472992012-04-13T12:51:00.003-04:002012-04-13T12:52:33.576-04:00Is This Really The Time To Be Thinking About Your Fireplace?Yes it is, and this is also a good time to have your chimney cleaned, but that is not what I want to talk about.<br />
<br />
With the price of cord wood averaging $300.00 along with the mess associated with operating and maintaining a wood burning fireplace, people who still love the ambience of a fireplace maybe thinking about converting to a Propane fueled fireplace. <br />
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<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjELlAWMsRZrK4xTq9u10Go2hI55_I1aDMwutei-IOvRmLLKRM8ZUsQ3-6C98EtZDv3noB3yXo9pKTJKS6lcaxmnyAnoCUd6rrq9Kxs-w86JtZY-b-Nzqi2XLScpthSLgP4wBRttQ/s1600/fireplace.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="213" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjELlAWMsRZrK4xTq9u10Go2hI55_I1aDMwutei-IOvRmLLKRM8ZUsQ3-6C98EtZDv3noB3yXo9pKTJKS6lcaxmnyAnoCUd6rrq9Kxs-w86JtZY-b-Nzqi2XLScpthSLgP4wBRttQ/s320/fireplace.jpg" width="320" /></a></div><br />
Did you know you have three options to choose from? Let me first explain that we do not have ‘natural gas’ on Martha’s Vineyard; we use Propane which does not burn as hot and does not create the same type of ‘big flame’ that natural gas does. To retrofit a gas fireplace to Propane is a simple matter. <br />
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The three types of Propane fireplaces are the vented Propane fireplace kit, the vent-free Propane fireplace, and the Propane fireplace insert.<br />
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The vented kit is the Propane log type we see so often that you can purchase for around $1000. If you don’t want to control the flame remotely you can safe a couple hundred dollars. The Propane log fire has a very realistic open fire look. The only disadvantage is that the damper in the chimney has to be removed because it is a state code requirement to guard against someone lighting a fire and forgetting to open the vent, which in turn could pump lethal carbon monoxide into the living area of your home. Another disadvantage is heat loss. Without the damper only about 15-20 percent of the heat is returned into the living space. This is about the same as with a wood burning fireplace, but the way to solve the problem is to install tightly fitting glass doors. Adding the doors could add as much as $1500 or more to the price of the installation.<br />
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The vent-free fireplace can be installed for under $1000. Vent free means there is no exhaust going up the chimney and therefore the chimney damper does not have to be removed. All the heat remains inside the living space. Health problems have been associated with these fireplaces among people suffering from respiratory ailments like asthma and allergies. Vent free fireplaces should not be operated for more than a few hours at one time which means they are not good sources of heat. <br />
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The logs in a vent free fireplace are more economical using less gas than those of a vented fireplace but the flame produced by vented logs looks more realistic.<br />
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Finally, we come to the Propane fireplace insert. I have a Vermont Casting wood burning fireplace insert and like the wood burning inserts, the gas insert is costly with an average price today or around $3000. As with the wood burning fireplace inserts, the look of the façade of your fireplace is retained. Inserts are meant to be airtight so you won’t be able to have an open fire. The exhaust fumes are vented outside the house which means the air inside the house remains healthy and you can run the insert indefinitely as there is Propane to fuel it. <br />
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Regardless of which option you choose don’t try to install it yourself, call a professional like the people at Vineyard Hearth Patio and Spa in Vineyard Haven. Here is a link to their website: <a href="http://www.vineyardhearthpatioandspa.com/">http://www.vineyardhearthpatioandspa.com/</a>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-33669076934245871352012-03-27T15:51:00.007-04:002012-03-27T15:59:06.871-04:00Home Sales On Martha's Vineyard Are Picking Up<div class="MsoNormal" style="margin: 0in 0in 0pt;"><span style="font-family: Arial;">2011 proved to be a year of reduced sales on Martha’s Vineyard with home sales totaling 319, down 9.1% from 2010 and the average price dropped to under a million, and at $939,000 was down 10.9% from the prior year. The median home price settled at $555,000 which was down 9.8% from 2010.<span style="mso-spacerun: yes;"> </span></span><br />
<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhvYYUu6zGvGzaaa5LLO3jTJGar2z86UHkhyphenhyphenC-p2dV1YxU5DymStSgQEXn_mDbE4Jh2kNo2KerBzK9cTc9JGhyphenhyphengHcWpOAxQxP6D2Q-2SEn32_lmxYO7WNh_RHvyeL_kdjSsiAygAA/s1600/mortgage-interest-rates-real-estate.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" dea="true" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhvYYUu6zGvGzaaa5LLO3jTJGar2z86UHkhyphenhyphenC-p2dV1YxU5DymStSgQEXn_mDbE4Jh2kNo2KerBzK9cTc9JGhyphenhyphengHcWpOAxQxP6D2Q-2SEn32_lmxYO7WNh_RHvyeL_kdjSsiAygAA/s1600/mortgage-interest-rates-real-estate.jpg" /></a></div> <span style="font-family: Arial; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">At the beginning of this 2012 I predicted sales would be ‘flat’ and pretty much a repeat of 2011.<span style="mso-spacerun: yes;"> </span>However, if home sales numbers at the end of February are any indication I will have to agree with NAR’s chief economist that <a href="http://rismedia.com/2012-03-26/spring-looks-bright-pending-home-sales-solidly-higher-than-last-year/">Spring Looks Bright</a> .</span></div><br />
<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj92MrWaifF3-Bk9Zpzq_edEmax-OMH6DKQbFvHN-wkq-6bDir1ZO-LI9Xrp9nJiw3Zma2SemmG-mWC65gRRmplaV4-nPb3GX6SGd5nmBJdL91rDyOZaMTLGDQhrd683oVdv1YrBw/s1600/Housechart_0.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" dea="true" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj92MrWaifF3-Bk9Zpzq_edEmax-OMH6DKQbFvHN-wkq-6bDir1ZO-LI9Xrp9nJiw3Zma2SemmG-mWC65gRRmplaV4-nPb3GX6SGd5nmBJdL91rDyOZaMTLGDQhrd683oVdv1YrBw/s1600/Housechart_0.jpg" /></a></div><br />
<span style="font-family: Arial;">As we rolled out of February into March, home unit sales were already up by 40.8% and the average sales price was down by 11.5%.<span style="mso-spacerun: yes;"> </span>The median sale price was up by 7.7%.</span>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-1504360605750989792012-03-11T11:39:00.000-04:002012-03-11T11:39:11.806-04:00Would You Buy a Used Car Without Inspecting It and Taking It To Your Mechanic?Maybe a better question is, would you buy a half a million dollar home on Martha’s Vineyard without taking a good hard look at it yourself, and then having a professional home and structural inspector thoroughly examine it? If the answer to both of my questions is No, then by all means read no further. <br />
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<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEho6XphYhNJkykdW_X8-Dax95_-aZjDuzlgcuaR4qV27-Tquum4m67pC-jzU9k4gxyTZ85QgvuORlDCpkyprnQO8PSERgsLwBBu68NxGoleBgXlHY5nV7yxvwteQvLZdQNTWVe9sQ/s1600/is-it-safe-to-buy-foreclosures.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEho6XphYhNJkykdW_X8-Dax95_-aZjDuzlgcuaR4qV27-Tquum4m67pC-jzU9k4gxyTZ85QgvuORlDCpkyprnQO8PSERgsLwBBu68NxGoleBgXlHY5nV7yxvwteQvLZdQNTWVe9sQ/s1600/is-it-safe-to-buy-foreclosures.jpg" yda="true" /></a></div><br />
There are two kinds of house shoppers: One just likes to shop, looking at how a house is decorated and how the owners are living; they are just nosey and have nothing better to do with their time. On Martha’s Vineyard we call them rainy day house hunters – a real estate agent’s worst nightmare. The second kind of house shopper is dead serious about the task; they recognize they are contemplating making the most expensive investment that they may ever make and this is not a game. They will forego the beach on a sunny day because to them this is not a lark, a rainy day distraction.<br />
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Serious buyers are the only people I will work with and I can quickly separate the wheat from the chaff. Serious buyers need education and that is what I provide. Serious buyers are not afraid to pull up a corner of the carpeting, draw back a shower curtain, open closet and cabinet doors, climb up into attics or scrutinize basements, cellars and crawl spaces. Serious buyers are all about business and they have a nose for mold, water damage, leaks, faulty appliances and any sign of deferred maintenance. Serious buyers will ask a seller agent, if present at the showing, all kinds of probing questions even though they may think those questions approach being provocative or inappropriate. They do not have time to waste, and neither do I.<br />
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Are you thinking to yourself, I’m serious but once we agree on a purchase price I have every intension of getting a ‘home inspection’, so why do I need to be so inquisitive and investigative? Why can’t I just enjoy looking at the furniture, art work, petting the dog and admiring the gardens? Because, when you pay attention to the details you will be able to save yourself infinite time and aggravation. If you carefully walk around the inside and outside of a house you will be better able to determine if the condition of that property meets with your expectations for the condition of a property you would buy. Here is a list of just a few of things YOU are capable of observing while you are previewing a property on Martha’s Vineyard that is on your list for possible purchase.<br />
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• Wooden siding that is rotten at the edges.<br />
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• Wooden window and door trim and sills with evidence of rot and peeling paint.<br />
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• Exterior shingles both on roofs and on siding that are split or lifting up (that’s called cupping).<br />
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• Cable-vent covers that look like they have been chewed on by werewolves.<br />
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• Double glazed window glass that is fogged. Make note of who the window manufacturer is. Note: Anderson windows also have the manufacture date stamped on them.<br />
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• Gutters overflowing with leaves and grass and sometimes with small bushes growing in them.<br />
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• Mud tubes running up the sides of foundations or wood siding touching the ground, less than 6” - 8” from the earth surface.<br />
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• Oil stains under old style single wall oil tanks in the basement or evidence of rust on the belly of the tank.<br />
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• Hot water heating boilers that look like they have been hit by a train and have rust around all the fittings.<br />
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• Electrical panel boxes with covers removed and a rat’s nest of wires poking out.<br />
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• Cracked foundation blocks or wide (3/16”+) settling cracks in basement floors.<br />
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• Wooden or composition flooring that looks like it has been rough sanded.<br />
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• Ceramic floor tile that is cracked.<br />
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• Brown spots where grass won’t grow around septic system covers.<br />
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• Appliances that have scaling rust and look like they should have been taken to the dump years ago.<br />
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• Water stains and turquoise blue (copper) stains around plumbing pipe couplings for domestic and heating system plumbing.<br />
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• Black flecks of mold on the walls and ceiling in bathrooms with no exhaust fans, whether they have windows or not.<br />
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• Speaking of exhaust fans, if there is an exhaust fan in the bathroom look to see if there is an exterior exhaust hood for that fan nearby. If there is none all that moisture may be venting into the attic. The same thing applies to clothes dryers where the foundation is a crawl space and the laundry equipment is on the main level.<br />
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• On Martha’s Vineyard, if the foundation is a crawl space check to see if the foundation vents are open or closed. The foundation should be sealed and have a vapor barrier or concrete skin over the entire floor.<br />
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• Nasty black mold stains around bathroom ceramic bathtub tile grout.<br />
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• Water stains around toilet bases.<br />
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• Metal entrance way storm doors that are rusting along the bottom.<br />
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• Metal basement bulkhead covers that are rusted and open to the elements and rodents.<br />
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• Finished areas above garages or in basements where you do not see proper egress windows or doors – cook stoves are a trigger for questions about approved zoning.<br />
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By paying attention to the types of things I listed above you will be able to make a more intelligent decision on what you are willing to pay for that property. I am not saying that this means you don’t need to have a professional home inspection but this puts you further ahead of the game. Also, it is important to note that here on Martha’s Vineyard more than in most other areas ‘deferred maintenance’ is common place and that makes a home inspection even that much more important.<br />
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Once you and your exclusive buyer agent have negotiated an agreeable purchase price and there is an acceptable home inspection contingency in that agreement, you can go ahead and hire a home inspector. Make sure you tell him what your observations were when you previewed the property and what your concerns are now. If the home inspector discovers a deficiency that you determine will significantly affect your enjoyment of that property you then have the right to terminate the agreement with the seller and all monies deposited for the seller will be returned to you. Keep in mind that your home inspection is not meant to be an opportunity to renegotiate the purchase agreement; it is for your edification alone.<br />
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So as you can see, buying an older home is very much like buying a used car, first you walk around it, look under the hood, kick the tires and then you have your mechanic look at.Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-41049764640403462882012-02-28T09:00:00.006-05:002012-03-02T13:04:02.353-05:00This Negotiation Is Not About You And MeHelping my Buyer Clients to find the right property, and then researching and discovering the hidden secrets relative to that property are certainly important elements of what I do as an Exclusive Buyer Agent. What happens after my Buyer Client has identified the property they want to buy and are ready to make an Offer is what really matters. This is when the <i style="mso-bidi-font-style: normal;">negotiation</i> begins.<br />
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After we have found ‘the property’ that turns their light green, I discuss with my Clients how to proceed. First we look at all the comparable properties, such that they are. We dissect the subject property as best we can so as to get some idea of its possible market value. That does not mean looking at the Assessed Value and using that as our benchmark. Matter-of-fact, there is really nothing we can use to get a spot-on number. The Assessed Value and even an Appraised Value are merely guess-estimates used for specific purposes and guided by subjective opinions and data. Probably Comparable Sales, if there are any, are what will establish the closest value number, but <em>no two properties are identical.</em><br />
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After we are done thoroughly reviewing the market data and discussing the various ways to approach negotiating an Offer, my final advice to my Client is to think about it and knowing what they know now, ‘offer what it is worth to them’. Don’t misunderstand, I am not talking about making a <em>'lowball offer'.</em> What exactly is a lowball offer? I was reading an interesting interview the other day with Jeffrey Stanton who is a Negotiation trainer. For clarification sake, I will use the Martha’s Vineyard real estate market as my reference going forward. In a ‘balanced market’ the average margin price difference between the asking price and the selling price is usually around 3-5 percent. In today’s ‘buyer’s market’ the average selling price is usually 6-12 percent below the asking price. However, there are incidences where a property may sell for between 13-20 percent below the asking price, or even less. Usually properties are passed by when Buyers think they won’t stand a chance if they offer what they believe the property is worth when that number happens to be way below the asking price. Just to confuse matters even more, in any market the exceptional properties (i.e. those that stand out above the rest for one reason or another) will sell above the asking price, and where <em>multiple buyers</em> are engaged those properties will sell well above the asking price. I always tell my Clients if they are hesitant to make an Offer, “If you really want it what’s the worst that can happen? The Seller can say no”.<br />
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There have been occasions when I have presented a thoughtful and respectful Offer that was considerably lower than the asking price. Even before the Seller Agent presented the Offer to the Seller they would tell me that ‘they’ were personally insulted by the Offer. Oh really! This is not about <em>You</em> and <em>Me!</em> This is about my Buyer and your Seller. But of course if that is the tone the Seller Agent is going to accompany my Buyer’s Offer with there will probably not be much of a chance of success for anyone. But that is okay because I can deal with that. Stanton suggests in cases like this that the Buyer’s Agent request to present the offer to the Seller in person. That does not happen on Martha’s Vineyard mostly because the Sellers rarely live on the Island year round and are usually not here during negotiations. This is why I am always ready to present my case to the seller agent supporting my offer with the facts – as my Client and I see them.<br />
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The other mistake that Seller Agents and their Sellers make is that they do not respond when they perceive an Offer as being too low. The biggest hurtle to jump is from looking at a property to making an Offer on a property. By not responding to an Offer, that means there can be no conversation. It should not matter what the Offer is; beginning the conversation is all important. Stanton said, “A lot of times, a lowball may be all the buyers can afford.” He went on to say. "It could be an investor or a buyer looking to steal the property, or a buyer who really likes your property and is just taking a shot at it, never knowing if you're going to say, Yes or No. Just don't take it as them disrespecting you." Sellers should not be offended by a low Offer and they should realize that when they make a Counter Offer, no matter how small that Counter Offer may be, it is saying, <em>I am willing to engage ….</em> (Note: By law, real estate agents are required to present all offers to a seller.) <br />
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Once the conversation has begun between the Buyer and the Seller that is when the true motivations of both parties will start to appear. It is really important for both the Buyer Agent and the Seller Agent to manage expectations on both sides and control emotions --- including controlling their own emotions. And remember, this negotiation is not about you and me.Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-38224144273082116322012-02-21T06:47:00.004-05:002012-02-21T06:47:00.130-05:00I’m Not Gonna Pay A Lot For This MufflerRemember that 1980’s Meineke Muffler commercial, <em><strong>‘I’m not gonna pay a lot for this muffler’</strong></em>. That’s how every real estate buyer enters the market. Okay, I get that; we all want the most for the least, me included. So, when I meet with a new Buyer Client prospect and we are discussing a working relationship, one of the first things I want to know is how much do they want to spend? I already know the answer is <em><strong>as little as possible</strong></em>, but please be more specific.<br />
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After I know how much my Buyer Client prospect wants to spend, I need to know if they have it to spend. Are they pre-approved? We can’t go shopping if my new Client won’t be able to pay the bill. Once all that is out of the way and we have decided to work together we start the search process. We look at all types of properties that could fit the profile my Client has outlined for me. I <u>never</u> try to ‘Up Sell’, so that is why it is important for my Client to be truthful with me, <u>as well as with themselves</u>. This is really important.<br />
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Unilateral full disclosure and transparency is very important and I believe it is an integral part of my fiduciary commitment to my Client, even though there have been times I did not get that disclosure and transparency back in return up front. I do understand why some Buyers remain guarded at the beginning of our relationship. It is not unusual for Buyers to come to me after having a bad experience with another real estate Licensee somewhere along the line. Therefore, they are gun shy and very guarded. I know if given a chance I will quickly earn my Client’s trust. Besides, the more time we waste getting synchronized and the more time it takes for me to really understand what I need to know in order to help my Client, the longer it will take to make that dream home in their mind become a reality.<br />
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There is an old real estate expression that sometimes rings true, although I don’t like it: <em><strong>“Buyers are Liars and Sellers are Worse”</strong></em>. I know, now you are thinking not only is he insulting me, he is insulting the seller too. What the heck does this mean? Let me explain. It is a common fact that sometimes Buyers may think they know what they want, but they really don’t know. Believe me, I have seen it many times. As I go through the education and research process with a Client their awareness increases and they start to flesh out what they <em>really want</em> and what it is <em>really worth</em> to them to have it. On the other side, that Meineke guy has been saying he is not going to ‘give away’ this muffler – so to speak. The Seller may already have emphatically insisted to his Seller Agent, <em>‘I don’t have to sell’</em>. Buying and selling not only requires awareness, it requires a cool head, an open mind, identifying motivations and the willingness to bend. Not everything is as it seems and as I always say, nothing is ever eaten as hot as it is cooked.<br />
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So if you’ve made a decision that it is time to go shopping, put on some comfortable shoes, get ready to enjoy the journey -- no matter how long it takes, and lets’ go for a ride. You know what they say about journeys, they begin with the first step.Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0tag:blogger.com,1999:blog-13489674.post-5255925780950766542012-02-15T09:00:00.001-05:002012-02-15T09:00:06.669-05:00Tora! Tora! Tora!The real estate market bubble burst was somewhat like the attack on Pearl Harbor, only a few knew it was coming, but nobody paid any attention to it until it was too late.<br />
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As values began to sink, real estate practitioners and prognosticators tried to figure out how not to let the firestorm spread throughout the fleet. They came up with the all too familiar slogan, “All real estate is local”. I suppose that gave some people comfort as markets in Florida, Nevada, Arizona and Southern California were sinking with no bottom in sight. <br />
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Although all real estate is local just like we as people are all the same but different, the overall effect of the economy impacted real estate in practically every corner of America as well as overseas in Europe. <br />
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Today the economy is starting to show some glimmer of hope that we are in the beginning stages of a recovery and that recovery will be lead by the real estate market along with the job market.<br />
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One of the markets I take a personal interest in is Florida. I was reading an article about the Southwest coast of Florida housing market and a broker who was being quoted said something that I believe is beginning to ring true here on Martha’s Vineyard. She said, “Smart buyers have stopped looking for bargains”. I know, that sounds ridiculous because it is human nature to always look for a bargain. The key to being a savvy shopper is to know when the price has reached the point where it is as good as it is going to get. That is when you stop shopping and start negotiating. In other words, as it pertains to real estate, when the trend has flattened out and is on the verge of reversing itself.<br />
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The broker went on to say, speaking about her clients, “They don't even bother asking about list prices anymore; they just drive around and when they see something they like, they offer the owner what they think the property is worth.” What have I been saying for years? Offer what it is worth to you. I am not talking about throwing irresponsible uninformed numbers around. My clients know the market and what values are or should be because I concentrate on educating them about the Martha’s Vineyard market.<br />
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I know what you’re thinking, you agree that now is a good time to buy but there is one problem. I hear this quite often: “There is nothing out there that I like or think is a good opportunity.” Sure, that can be just an excuse not to buy, but I have to agree to a certain extent because there is a lot of junk on the market – overpriced junk. However, if you look through this update and at the properties that are selling, properties under contract or being negotiated you will see that the better properties are selling. I think most sellers have finally realized, in this market we are no longer the goose that laid the golden egg and more than ever before the market is very price sensitive.<br />
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When buying a property on Martha’s Vineyard you have to realize that ‘perfection’ is hard to find; it is up to you to create that perfection. Give me a chance and I will do my best to get you as close as I can to the beginning of Your Perfection.<br />
<div style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxj61i3PuRA3nOySLPqLYbudR6hGgmXqhwoLYuhnfRWZH9vi7HPViwORzQaDTUXransJFcO3u-VheVPku6TAAhbC9OV1IzCT1vZkQWbKH5sh7gDu5rXDbm9DrBv9HggCVDppnizQ/s1600/Home+is+Where+the+Heart+is.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="290" sda="true" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxj61i3PuRA3nOySLPqLYbudR6hGgmXqhwoLYuhnfRWZH9vi7HPViwORzQaDTUXransJFcO3u-VheVPku6TAAhbC9OV1IzCT1vZkQWbKH5sh7gDu5rXDbm9DrBv9HggCVDppnizQ/s320/Home+is+Where+the+Heart+is.jpg" width="320" /></a></div>Martha’s Vineyard Real Estate Insightshttp://www.blogger.com/profile/16840710532271764680noreply@blogger.com0