The Phoenix Real Estate Guy

Elephants, Ants and Gelato

Bill Risser — Wed, 15 May 2013 03:52:39 +0000

Finally.

My therapy is complete. I have no more “dates” with the healing orb. No more “accessing my port”. No more “lost days”.

I do have many things to come. Scans every three months for the next year. A colonoscopy in September. A return to my regular exercise routine and a dramatic change in my diet. All stuff I am ready and prepared for.

8 months ago, the process I just finished seemed overwhelming. How do you do it? How do you eat an elephant? Most of you know the answer. One bite at a time.

That philosophy was key for me and my family. Don’t get too far ahead of things. Stay positive. Don’t worry about things out of your control. One bite at a time.

Oh yeah, and rely heavily on support from your army of ants. You know the ones. The ones that think they can move that rubber tree plant. You all know who you are. Your comments, calls, drop bys, thoughts and prayers were critical in keeping my attitude moving in a positive direction.

I really wish I could name everyone that had a kind word or a hug or had a surprise show up in the mail or sat with me during a treatment or… well you get the picture. As I have said in past posts, thank you for all of your help.

I do want to name Dr Dobrusin. He is my family practice doc that told me last summer to “get your colonoscopy and I won’t do the prostate exam.” 3 weeks later, getting scoped quite possibly saved my life. Early detection is the key for colon cancer, and a colonoscopy is not nearly as bad as it sounds. Do yourself and your loved ones a favor. If you are 50+, get scoped! If there is a history of colon cancer in your family, get your colonoscopy earlier. Check with your doctor to determine when your exams should begin.

So why do I mention gelato in the title of this post? I had to give up gelato, more specifically, Frost Gelato during my treatment. Neuropathy made it impossible to eat or drink anything cold. Each treatment put me another week closer to the moment I could visit Frost for my Alpencaramel/Tiramisu combo. Last week, that moment arrived. I felt like Norm in Cheers as Cindy, Kev, Leah and I walked into the shop. Hugs from the owners and lots of questions about how I was doing. More importantly, I enjoyed my first gelato in nearly 6 months.

Having something as minor as my next gelato helped keep me going. My friends and colleagues from Phoenix and around the country were also important to my successful completion of my therapy regimen. Finally, my family was crucial. They took care of me, sat with me, put up with me and my down moments, and shared in my successes.

Thank you for accompanying me on this journey via TPREG. Thanks Jay for sharing your platform. I would like to ask for one more favor. Do not be afraid and get your check-up. If the worst is found, attack that elephant, rely on your ants, and find your “gelato” that keeps you moving to your own personal finish line.

By the way, I’m here and I would be honored to help.

Jay’s Note: Thank YOU, Bill, for sharing your journey. You’ve taught a lot of people a lot of different things — not just about cancer, but about life, and how to win at it. I’m off the heart meds that kept me from getting scoped, so I’m up!

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

Phoenix appraisal issues, now what?

Dean Ouellette — Mon, 22 Apr 2013 16:09:23 +0000

Win-Win

Last week I wrote about how Phoenix appraisals are a crazy game. You never know what is going to happen. So the question goes back to, what do you do if your Phoenix appraisal comes in low?

Obvious answer is.. well, it depends. If an appraisal on a $200,000 comes in at $195,000, that is one thing. If the appraisal on a $200,000 house comes back at $186,000, that is a completely different ballgame.

First, hopefully the Seller’s agent has had a conversation with the Seller before the home was even listed about the possibility that this could happen. If that conversation never happened, well shame on the Sellers agent. And if that was you, shame on you.

There are a few things that could happen here

Let’s look at what the Seller wants. The Seller obviously wants the Buyer to come up with the difference. The Buyer was willing to pay the list price, so why shouldn’t they come up with the extra money, right?

The Buyer wants the Seller to drop the price, because the Buyer doesn’t want to “overpay” for the house. Obviously the appraiser knows exactly what they are talking about. Sure, a different appraiser would come up with a completely different number, but let’s not let the facts get in the way of a good emotional response.

So what are the options?

Option one: Seller agrees to lower the price to the appraised value.
Option two: Buyer agrees to come up with the difference between appraised value and offer price.
Option three: They meet somewhere in the middle.

What if there is no agreement?

Every now and then you will get a stubborn Buyer or Seller who just does not want to budge, and are convinced they are right. Then what happens?

As long as the Buyer has not waived their appraisal contingency (and for the most part you are fool if you do), then the Buyer can back out and get their earnest money back. But they are out the cost of the appraisal and a home inspection that they most likely have already paid for.

The Seller can then list the house back on the market and hope the next appraisal is better. There is something the Seller needs to be aware of though. If the first buyer was an FHA buyer, that appraisal stays with the property and you will most likely need to take FHA buyers out of the pool of potential clients.

The deal killer

Know that the real deal killer often is. Pride. Both sides think the other should budge and don’t feel they need to. Unfortunately for the Buyer, in this market (as of April 2013), the Seller has the advantage because it is very much a Seller’s market. The Seller may have another offer that has come in during the last week who is ready to pay more.

Buyers and sellers, don’t let that pride thing stand in your way. Do the best you can to work out a compromise that is satisfactory to all sides.

One thing for the Buyer to remember

The appraisal of the home is based on recent closings in the area of like properties. If your home appraised for $195,00 and you decided to pay the extra $5,000, guess what, your house at $200,000 is now a comp for the next property and it is likely you just made everyone in the subdivision more money. When that next house closes at $202,000 in a couple of weeks, you now may very well have equity. You helped raise the tide for everyone.
Image credit: stuartphoto / 123RF Stock Photo

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

365 Days Ago

Jay Thompson — Sun, 21 Apr 2013 09:44:19 +0000

If you’re so inclined, take a little trip over to Now Pondering and see what happened 365 days ago.

Here’s a hint:

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

Phoenix appraisals, you never know

Dean Ouellette — Mon, 15 Apr 2013 17:05:00 +0000

The more time I spend in this business and the more time I believe I understand what will happen, the more I am surprised. The only thing certain about a Phoenix area appraisal is the uncertainty.

With prices increasing as fast as they continue to do in Phoenix and the East Valley real estate market, you always worry about appraisals keeping up with the demand.

The issue with prices increasing so quickly is finding comparable properties to use for a home priced to take into account the rising demand and prices.

Sometimes they get it, sometimes not

In my experience, over the last few months it sometimes appraisers understand the market trends, and sometimes not so much.

I have seen some extreme exams in the last few months. In one case, we put in an offer on a condo in Mesa and negotiated a price of $90,000. I told my clients based on recent sold properties, and looking at the condition, I believed the place was worth 92-94k. We were shocked when the appraisal came back at 85k.

In another situation, we negotiate a price on a starter home in Queen Creek for 103k. I told my clients based on comps I’d be shocked if it appraises for more than 95k. Most likely lower than that. I almost fell out of my chair when the appraisal came back at 103k.

After further review

I took a closer look at both appraisals, and they could not have been more different. The first on I thought the appraiser did not give nearly enough credit to the condition of this property compared to comparable properties in the same subdivision. I thought they gave too much weight to comparables that were foreclosures that needed complete remodels and not enough weight to other properties that had been remodeled recently.

In the second case, when I reviewed the comparable homes used, I was blown away by how much the appraiser stretched to do everything they could to make the home appraise at the contracted price. The appraiser skipped over comparables that had recently sold in the same subdivision and reached out to homes in another subdivision that was a mile away where the home values were higher. Unlike the first scenario, this appraiser was doing everything they could to make sure the deal happened.

Bottom line, in this market I have given up guessing what the appraisal will come in at. I believe I could hire three appraisers to look at the same home and come up with appraisals that have as much as 20-25% variation. If you are looking for an appraisal to come in at a certain number, you need to make sure you have a realistic plan what you will do if that does not happen.

If a house does not appraise the seller cannot force the buyer to make up the difference and the buyer cannot force the seller to drop the price. Next week we will look deeper at what to do when appraisals come in low.

Image credit: hjalmeida / 123RF Stock Photo

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

What Homeowners in Phoenix can do to help sell their home

Dean Ouellette — Thu, 04 Apr 2013 15:01:35 +0000

What you don’t want to see

So you listed your home with an agent to sell. Now, what can you do now to help ensure your home sells?

Well of course there are a few basics such as keep your home neat, decluttered, and maybe professionally staged. You also should make sure you make the buyer feel comfortable by leaving during showings, but those are not what I want you to take away from this post.

What I am going to recommend in this article, is something else that you may not think of, but may be even more important.

Spy on yourself.

So what do I mean by spy on yourself?

Once your agent lists your property you assume the marketing on the Internet is going to bring in showings. But will it really? Spy on your own listing and see for yourself.

When you look at your listing on the MLS how does it look? Is the information complete? Is the write up accurate and enticing?

Look at your pictures next and see if they are clear pictures with proper lighting. Are they all facing the same way? (see above) Are the pictures for your home as good or better than pictures for houses you are competing against in your area in the same price range?

How is the video? Is there a video? If not do other houses in your area have videos?

After you have looked at the MLS head on over to Google.

Type in your address and see what comes up. Check out third party sites like Realtor.com and Zillow. How does your listing appear there? Did you know third party sites will often only take the first six pictures from the MLS? So not all of you pictures may show up. Now that you know this, make sure if a third party site is only taking the first six pictures that the first six are the best ones. Yea, your agent can control that.

Now you have your homework. Go spy on yourself. See how your house looks in numerous sites and see if there is anything you can do to make sure your home is displaying as well or better than the competition.

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

And Down The Stretch They Come!

Bill Risser — Fri, 29 Mar 2013 18:01:30 +0000

And Down The Stretch They Come!

I love that call in at the Kentucky Derby every spring. One day, I will make it to Churchill Downs and be there live. Yep, it’s on the bucket list.

Bucket list… hmmm… file that away for a future post.

I’m writing this post on March 27th. Today, I started Therapy No. 11. After the pump comes off Friday, only 1 to go. If that ain’t the home stretch, I don’t know what is!

So, here’s how things went today.

Alex, I’ll take “Best Laid Plans” for $500. The answer is “You can’t have your treatment today”

I buzz in with “What is are my blood counts too low?”

Correct. Crap.

I have planned out my entire April and part of May on the assumption that the final treatment ends on Friday, April 12th. I have to have my treatment today! Dr Mendonca, my rock star oncologist, and my wife Cindy, calmly listen to me describe the 7 appointments that will need to be cancelled and the fact that I have the SEVRAR Golf Tournament on Friday and I really, really want to be done on the 12th.

Cindy reminds me that my health comes first and my therapy trumps anything else. She’s right. I know it. I just don’t want to accept it.

Dr Mendonca asks me about my worsening neuropathy. My feet feel as if the bottom 1/2 inch is numb, but the rest is extra sensitive. I know it makes no sense, so let’s just say my feet are jacked up and everytime they touch anything like carpet, concrete or the sheets, it does not feel good. A more recent development is in my hands. My fingers feel as if there is no blood flow to anything above the second knuckle. They are cold and they are super sensitive. Finally, I still have not had any drink with ice since October 23rd due to the pain swallowing cold drinks.

Dr Mendonca suggested that we could skip the Oxaliplatin portion of my therapy. I have already taken 10 full doses and by skipping it this time, I can get some neuropathy relief and the low platelet and white blood cell counts are not as critical with the 5-FU drug on it’s own. And I can stay on track to finish on 4/12. Did I mention how much Dr Mendonca rocks?

So, I sit here at home, instructed to avoid crowds due to my reduced immune response. That means a lot of work fine-tuning my AAR Spring Conference Power Sessions (blatant plug) and I can get some serious work done on an iBook I am developing for our Commercial/Builder Services team. It could be a whole lot worse.

I’m sure I will continue posting here about my journey as long as Jay allows. After April 12th, I do not see my doctor for three months. They will do a scan and we look at the results hoping for a clean scan. One year post surgery in early September, I will get a follow-up colonoscopy. (Sidebar – If you are 50 or over, have you had your colonoscopy yet? What are you waiting for!! Go!!!) All of this continues in some fashion until we hit the magic 5 year mark.

I wish I could individually thank everyone that sent me a note, article, cookies, food of the month subscription, a bag full of healthy stuff to eat, thoughts, prayers, or just a kind word when we met at an event. I hope I thanked you at the time. You will never know how much every one of these gestures helped me in keeping a positive attitude and pushed me through the initial uncertainty, the surgery, and finally my therapy. Thank you again.

Finally, there is no way I get to this point without Cindy and Kev. Each has their own style. No need to detail them here. Let’s just say they are both extremely effective. I love you two as big as the sky and I am so grateful you are in my life.

And down the stretch I come, the finish line in plain sight. Sweet.

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

Phoenix sellers, don’t take it personally

Dean Ouellette — Tue, 26 Mar 2013 15:56:46 +0000

A little advice for Phoenix area sellers looking to sell their home. When you get a low offer, don’t take it personally.

I am currently working with a buyer in Chandler and they wanted to place an offer on a house. The house was listed at 310,000 and based on my comps I thought the house was worth 295-300k.

I discussed offer strategies with my buyer and they decided they would be willing to pay around 300,000, but wanted the best deal possible. I discussed putting in an offer of 292,000 and including some comparable a to help support our offer.

After I wrote the offer my clients called me back and decided after talking to his father, they wanted to offer 275,000 to start. We had a conversation about why I thought this was a bad idea, but this is what they wanted to try.

I have a personal philosophy of allowing a new buyer to make this mistake up to two times, after that if they were not willing to listen to my advice then we are probably not a good fit.

I discussed with the buyers their top line and they were still wanting to buy it for up to 300k, they just wanted “more room to negotiate.”

We submitted the offer and I had a conversation with the agent. When the agent said it was a little low I told him to let me know if his sellers wanted to accept it or to counter.

At the end of the next day I called the agent for a status update and was told the seller was insulted and would not be replying. If we wanted to submit a more reasonable offer the sellers would consider it.

My clients decided to keep looking to see if there was anything else out there. They were put off that the sellers would not even counter offer their offer.

Fast forward three weeks. And that house my clients were willing to pay 300k for has just had a price drop and my clients are now under contract on another house.

If the sellers had just counter offered instead of taking it personally I’m fairly certain they would be about a week out from closing instead of still looking for a buyer.

Image credit: creatista / 123RF Stock Photo

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

Reminder why you don’t get your real estate reports from national news sources

Dean Ouellette — Mon, 18 Mar 2013 17:21:04 +0000

I was driving in Mesa this weekend to a showing when a news report came on the radio at the top of the hour.

Prices may be up, but housing market could be in for another fall.

I almost spit my Dunkin’ Donuts Irish Cream coffee through my nose (so addicted to them right now).

I was thinking… this should be good.

The national news report went on to talk about how the last two months saw huge increases in new foreclosure starts which could lead to another drop in prices.

What is up with this report? Foreclosures in the Phoenix market are almost back to a normal level.

The report wasn’t necessarily wrong, just wrong for Phoenix.

Nationally there are a lot of states where foreclosures were being held up because of lawsuits. States where banks were holding off n foreclosures until the lawsuits were settled. And now they are.

Phoenix Arizona is not one of those locations.

Every indication in the last year is we are well past the bottom and past the foreclosure onslaught.

Tip O’neil used to say all politics is local. The same holds true for real estate. National housing market headlines are often completely irrelevant to the Phoenix housing market.

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

St. Patrick’s Day Open House in Fountain Hills!

Jackie Uzoh — Sat, 16 Mar 2013 02:04:13 +0000

Want to have some fun on St. Patrick’s day? Celebrate in Fountain Hills this coming Sunday! Don’t miss the Fountain Hills St. Patrick’s Day Events. Beer garden, corned beef and cabbage, music and the World Famous Fountain turning green at noon!

For more information on this festival and the day’s events click here.

Want to take a break from the festivities? I have the perfect opportunity for you – Take a tour of a beautiful Fountain Hills home right near the park. You can see the fountain from your private back yard!

Inviting and spacious, you will love the light and brightness of this 4 bdrm, 3 1/2 bath home. Before stopping by, take a quick tour now.

Open House – Sunday, March 17th, 1 – 5 pm

17350 E Via Del Oro DR Fountain Hills, AZ 85268

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.

Bumps in the Road

Bill Risser — Mon, 11 Mar 2013 16:05:52 +0000

After 4 months of therapy, I’ve hit a couple bumps in the road.

Not entirely unexpected, but I was hoping to avoid them.

The results of my last lab work showed a couple low numbers. Both my platelets and my white cell count are borderline low. My doctor told me this is normal and expected. She let me proceed with therapy No. 9, but we are taking an extra week off before therapy No. 10.

I am totally cool with that!

A bit of a break before the final quarter. An extra week of feeling strong. An extra week where I can have a cold beer or two. An extra week of getting my body ready. My new target date is Friday, April 12th. On that day, the final pump is removed and therapy is complete.

My doctor also informed me of a nodule on my thyroid. It was discovered during one of my scans. She referred me to an endocrinologist. A biopsy was performed (this consists of jabbing two needles into the neck – creepy) and the results came back benign. Awesome. Another bump passed.

The final bump was the night before therapy No. 9. Cindy and I were watching TV, when I had one of my toughest moments yet. I told her I did not want to go to my next treatment. I told her I was tired of the coming fatigue, of carrying a pump for 48 hours, of the smells of therapy. She quietly listened, and after I finished venting, she asked if I was going to the center in the morning. She did not argue or plead or yell at me. She calmly asked if I was going. “Yes”, I responded.

I have watched her do the exact same thing with our son since he could talk. Let him have his say, get it out of his system, without confrontation. Inevitably, he would realize what he needed to do.

Now she was doing the same thing with me. There is no way I could have gotten this far without her.

So onward we go. 3 more. We will make it. Together.

Originally posted on Phoenix Real Estate Guy. If you are reading this anywhere but inside your RSS feed reader or your email client, the site you are on is guilty of stealing content.