Mary Welch-Broker, Owner

I've never been sure what determines a white lie from a straight out lie. Maybe it isn't so much of a lie, more of a half-truth? So if something is half-true, what would the other half be?

So, in real estate for example, is it alright to tell a white lie? Is telling people in a property advertisement that a "wooded creek" runs through the back of the property, when it is actually a drainage ditch? Or a "bubbling brook"? Does the average person not know the difference? I guess they wouldn't if they didn't live there. But why wouldn't the agent know? Even an agent that didn't live in the town, wouldn't they have done some research so they could be sure to be accurate in their descriptions? You would hope so.

I just had to know so I looked up the definition of "white lie". It said "an unimportant lie, especially one told to be tactful or polite." So going by that definition, telling people white lies about a property is being polite or tactful? Maybe the buyer wouldn't want to know the babbling brook is a drainage ditch so you are being polite and telling them it is something else?

I don't think so, I think that telling someone something about the property that is an out and out lie is misleading and meant to be misleading. I don't think  the person who wrote the advertisment was just trying to be polite. I think they were lying and trying to embellish the property to sound better than it was. I don't think it was a white lie, offwhite lie, or a half truth. I think it was a blazing lie, meant to misrepresent the property.

There are all kinds of people in all kinds of business in this world. Be sure you work with real estate agents who hold to a CODE OF ETHICS. Like they say, not all agents are REALTORS and not all REALTORS are ethical. So be careful out there.

Mary Welch Broker/Owner Preferred Choice Realty of Harper Kansas

Member Wichita Area Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS

"You have alot of choices in Real estate, make a good one."

Ok, Mr and Mrs Seller, this one is for you. You have listed your house with our agency or another agency so we are considering it "inventory". Your home is something we signed up to sell if we listed your home. We also signed up to market your home to ALL potential buyers, which includes, buyer clients of ours, potential buyers of ours and other agencies. We work for YOU!

So, with all our extensive advertising we pay for, we have your home on the active market and our goal is to sell it. Sometimes we advise you to declutter your home inside or out or both, we also advise you to change paint colors once in awhile and to even relocate furniture. We try not to be too much of a pest, but we want your home to show all the great space it has, or we want it to stand out in the crowd. We try not to spend too much of your money upfront, making repairs, but we are doing this all to help your property sell.

But, people will not buy your house unseen. Yes they can see pictures on the internet, but they need to be in the house and see the layout and the flow to get a feel for the house. Houses are major major investments and buyers need to be absolutely sure this is the house before they make such a long term committment.

Problem? Sometimes we can't get in to show it. We call for appointments and try to give you enough forwarning to get picked up and put away, but sometimes you just can't let us in. Typically, we have qualified buyers, we weed out the Looky Lous because we know how hard it is to keep your home in show condition. We have worked as hard as we can to make sure a qualified buyer is looking at your home only to occassionaly hear, "not today". It is kind of like getting all dressed up with no place to go~what's the point?

And sellers, your listing agent (the agency you listed your property with) sometimes, some agents ALL THE TIME, will not let us show our qualified buyers your home! Can you believe that? I can't either. They just want to sell it themselves so it doesn't matter to them that you are wanting and needing to sell, they won't return our calls or let us even make an appointment or pick up a key! I know, it is hard to believe, but trust me it is true. Those agents need to get out of the business and find something they enjoy instead of real estate because they just don't get it.

We are left sometimes, with our buyers sitting right there in our office, trying to explain to them why we can't get an appointment through your agent. We typically can't explain this very well, because we don't understand it at all ourselves

and Mr and Mrs Seller, you will never know about that because we can't tell you. All we can do is keep trying to call for an appointment, only to be refused time and time again. We even try email, only to have our email unanswered. If you asked your agent if they are like that, they would deny it. So sad. What kind of agent do you have?  And remember, as much as we would like you to know your agent is treating you this way, we can't call you and tell you, we can't even tell you if you call us.

So, we have no control sometimes in getting your house sold because of limitations put on us by you yourself, or a bad agent you have listed with. Use a REALTOR, a professional who will expose your property and work with other agencies.

It isn't rocket science. Help me help you!

Mary Welch-Broker/Owner of Preferred Choice Realty, Harper, Kansas

Member Wichita Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS

Harper City Council

Harper County Economic Development

A home warranty is a service contract that covers the repair of replacement of many of the most frequently occurring breakdowns of home system components and appliances. But there are two schools of thought on home warranties for sellers listing their homes. I have actually had buyers ask me why the seller had paid for a home warranty upfront.

Answer is, sometimes sellers are led to believe that this is a good thing because it makes it looks like they are standing behind the sale and it is a way of saying if anything breaks down for you, we will make sure you get it replaced/fixed so there are no hard feelings. Others look at it like there is something possibly wrong and the sellers are stepping up so the buyer is covered just in case.

Most listing agents coax the seller into paying for this upfront during the listing time on market just in case something goes wrong. The agents of course, typically get a percentage of the home warranty and this needs to be disclosed up front.

Personally, I like to use it as a bartering tool. Some of my sellers haven't committed to paying for it upfront, but when negotiating, it can be a great tool. Negotiations during the offer process can use anything available, carpet allowance, seller agrees to pay some of buyers closing costs, or hey, seller will pay for a home warranty.

Either way, it is a good thing and is a benefit to the buyer. But as a buyer, don't just assume that your entire HVAC system will be covered if it breaks down in July after you bought your house in May, look into the home warranty that is actually being offered. You can get all kinds of packages much like home insurance and you need to make sure upfront, what is exactly covered or included. Get the facts in advance.

We are here to help you make those kinds of decisions. Whether you are looking at our listings, or we are buyers agents for you, helping you find your next home sweet home. We are here to help and to advise.

Use a REALTOR.

Mary Welch-Broker/Owner Preferred Choice Realty Harper, Ks.

Member Harper City Council

Member Harper County Economic Development

Wichita Area Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS

Yes, we are REALTORS!

Preferred Choice Realty of Harper, Kansas is pleased to announce yet another great agent is joining our office! Deb Buffalo! She is a Harper resident and can't wait to move in, she is actually in the process of moving into our office right now, even as we speak.

I know Deb will be a real asset to our office as she has some prior experience with property management, and seems to like all the aspects of real estate, so let's put her to work right away. Give Deb a call at our office and let her know your real estate needs.

I am so excited to have yet another qualified agent work for me, and Deb also understands the importance of being a REALTOR, and the CODE OF ETHICS, and we think alot along the same lines so I am expecting you to give her a big welcome by calling her and listing your property with her. I have asked that she specialize in Anthony and Kingman areas but she is not limited to those two cities either.

Call Deb about listing real estate or let her know you would like buyer representation when looking at other agency listings.

She is anxious to get started!

My buyer was happy. Found the home of her dreams and had been approved for a loan in short order. There were some small issues on her credit but lender tells me they were getting cleaned up and it was looking real good, just had to put closing out a little longer to give her time to clean up some minor things showing on her credit report.

I was keeping in close contact with the buyer's lender and he kept telling me things were fine, she went from pre-qualified to qualified. There is a difference, I will write a blog about that soon. Anyway, we were on our way to getting the buyer into the home of her dreams. Ah, love it when a plan comes together.

In this business, though. if everything is going smoothly, you stop and look around, wondering if you hear the 2nd shoe hit the floor, so to speak.

Yep, it happened. Buyer wants to go measure some areas in the house so I meet her there. She pulls up in a new car. I really didn't notice as I really don't pay any attention to what people drive unless it's something red. I love red vehicles. So this wasn't red so really didn't notice. Many people own two vehicles anyway so it really didn't get my attention....until...

......I get a call from the lender the next day. "Mary, do you remember we had some "issues" with your buyer's credit?" "Yes, I remember and also recall you telling me things were under control and she was now qualified." "Yes, but did you know that she just bought a new car?"

silence

"You're kidding". "Not kidding Mary". "Ok, where do we go from here?" "I'll see what I can do and get back to you."

Can't wait for that call.

He must have sorted it out because we closed.

Lesson, pay attention: Buyers, DO NOT, I repeat DO NOT charge ANYTHING on ANY credit card, right before closing, if your credit is iffy, adding to your credit debt IS NOT A GOOD THING!

Not only could it make your borderline credit..cross the border, it causes heart failure in lenders and agents!! Have mercy!!

It could also mean, you don't get that house!

Lenders check you right before closing to make sure there have been no changes since they first approved you. Don't send them into cardiac arrest.

Mary Welch-Broker/Owner Preferred Choice Realty of Harper, Kansas

Member Harper City Council

Member Harper County Economic Development

Member Wichita Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS

That is the buzz phrase in real estate; Location-Location-Location, but is it as important as Price-Price-Price? No. Price is very important. Location is great and very very important when buying real estate, but if the price isn't right, most buyers won't even look, even if the location is great.

Truth is, when selling your home, you can ask any price you want. But keep in mind, it is like an antique shop that has alot of merchandise but the merchandise is so pricey, the proprietor sells a peice maybe once a year. In real estate, the market sets the price. Your REALTOR can assist you in helping you determine a good list price for your home. Based on current listings and recent sales and any upgrades your home features.

Keep in mind though, that just because you sunk 30k into your house, doesn't mean all that invested money will see a good return. It depends on what  you spent the money on. Underimprovements, overimprovements, quality of work, all have an impact or lack thereof on the value of your property.

Your REALTOR will look at what has sold within the last 6 months to help determine what price your home should be set at. Most agents will put the price up a bit so there will be room for offers and buyers will feel like they have been able to negotiate a better price. But it all depends on what the parties agree to and hopefully you let your agent help you price the house and not a scenario of you telling the agent what you have to have.

Because once it gets an offer and a contract, then it has to appraise. The appraiser also looks at the history of sales in the area of comparable properties, so if your agent didn't do their homework upfront when helping you correctly price the property, you make have a buyer who will walk away because the property did not appraise for contract price.

This is the downfall sometimes, of fsbos. They think they know what a house in their neighborhood sold for but they don't know. Most of the time it is just rumor and on top of that they have no idea what the terms of sale were. Maybe the seller gave the buyer a carpet allowance or paid most of the buyers  closing costs? oR, you have never even been in your neighbors house and they had a Mac Daddy Kitchen and a Blow Your Socks off Bathroom. You never know the big picture.

So what it boils down to, is listening to a seasoned REALTOR who has sold many properties in the area, and has a good sense of market value of your home and then agreeing with the REALTOR as how to price your home to sell.....or did you just want to show?

Also, when picking a REALTOR, look at what type and price of listings they currently have. If the bulk of their listings are in the 20's, and your home is say in the 80's range, that agent may not be the best agent for you as that agent may do well with the lower priced homes due to lack of advertising or clientele, and your best bet is a REALTOR who has a wider range of listings.

Yeah, like us. lol

Mary Welch-Broker/Owner Preferred Choice Realty of Harper Kansas

Member Harper City Council

Member Harper Economic Development Council

Member Wichita Area Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS.

I could write a book about experiences over the years when showing homes to potential buyers. One that really sticks in my mind was the time a couple called as they were sitting right in front of one of my listings. I believe in listing appointments, but I won't ruin a chance to show a property either, by putting the potential buyer off.

This particular weekend, the sellers were out of town and being good sellers, they listened to my advise by letting me know when they would be gone so I could know how to plan. So I get a call, buyers want to see the house asap. "We are sitting in front of this house and we would like to see it right now, if we can." My reply "give me a a few minutes, I will need some time to locate the sellers and I will meet you right away." I ask them to maybe go to a convenience store and get a drink or something as it may be a while before I contact the sellers for permission to show.

What I was doing was delaying a bit so I could go look at the condition of the house before letting the potential buyers in. So, knowing they were out of town, I did a quick call to the home, with no answer I ran over there to check it out. I was so glad I did as there was large clumps of dog hair everywhere and upon further investigation I found the cat had been sick in a couple of places as well.

I had done most of my showings on this property during the week, so the sellers took off thinking I rarely show it on weekends so they were good to leave the house in that "lived in look". Of course, they didn't leave the cat mess, that happened after they left, but there was an untidy kitchen and some trash I hauled out to the trash can. I cleaned up the cat mess, dusted and vacuumed and lit a candle.

Called the buyers back and told them to come on over. They were there in 5 minutes and praised me for letting them look on such a short notice.

Long story short, when the sellers came back they had a contract on their coffee table. They called me excited about the offer and excited the house looked so good.

They told each other when they left for the weekend "I hope Mary doesn't get any calls to show our house this weekend as we left it in a mess".

We laughed as I told them the story of the added cat mess and all I did to make it presentable.

Their reply......."WOW"........"Thanks!"

It paid off.

Buyers had seen the property online at www.realtor.com and thought if it looked anything like it does online they are already sold. It did! They were!

Yep, quick...that's how I roll. lol

Mary Welch Broker/Owner Preferred Choice Realty of Harper, Kansas

Member Harper City Council

Member Harper County Economic Development

Member Wichita Area Association of REALTORS, Kansas Association of REALTORS, National Association of REALTORS

You have many choices in real estate...make a wise one!

If you have looked for residential property to buy in Harper County, Kansas, you have likely run across a house for sale that has two or more real estate signs in the front yard. It use to be like this in Harper, Ks. when I first got my license. It is not like this any more, because I set out on a mission to educate the public, but check out neighboring towns, specifically, Anthony, Ks. and you will find this is typical in that area.

I will give you a brief explanation of what this means:

First of all, typically NONE of the agents that have listed the property are REALTORS. This type of listing is called an "OPEN LISTING"  which means any agent in town can sell that property AND if the owner is approached directly by the general public, the owner can also sell it themselves without the use of an agent and therefore pay no commission.

Why would a seller choose an Open Listing?

I will list the benefits to the seller here:___________________________________________________________________________________________

___________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________.

Notice something? Yes, I can think of NO BENEFIT TO THE SELLER.

But this is what the seller thinks: "If I list with every agent in town, my property will get exposed to the maximum number of potential buyers out there."

Truth is, Mr Seller, your property appears to be distressed. It looks like you called out everyone to work for you because this is going to be a tough sale, meaning something is wrong with the property. Red flag to buyers. There must be something wrong with this house!

Seller also thinks they will get advertising out the wazoo. Wow, tons of advertising. My property is actively being advertised by all these agencies.

Truth is, Mr Seller, none of these agents are spending any money marketing your property as they know that anyone can go right up to you and make an offer and they will be out of the picture, so why invest in advertising for an open listing.

Seller also thinks that all these agents are working together to get this property sold.

Truth is, Mr Seller, nobody is working to get your house sold. The fact that these agents can't work together is evident by the 3 signs in your yard.

How to fix this? Get one good agent, preferrably a REALTOR, who is listed with a REALTOR association and have your property put on mls. This will automatically get it on the major real estate website, www.realtor.com and others such as www.frontdoor.com, and you will find that one good agent beats three mediocre ones!

Good luck.

You have alot of choices in real estate in Harper County, Kansas, make a good one.

Mary Welch Broker/Owner Preferred Choice Realty of Harper Kansa

Member of Harper City Council

Member of Harper Economic Development

Member of Wichita Association of REALTORS, Kansas Association of REALTORS and National Association of  REALTORS