It’s not the same old Real Estate Market anymore!

Don’t be a captive of old ideas. To insure that your home is successfully listed, marketed and closed let’s start with a basic premise:

No Surprises at Closing!

My clients do not have surprises at closing because “we” anticipate problems and solve them before we sit down at the closing table. To insure there are no surprises, I recommend the following actions to be taken by my homeowner clients before we list your home:

Homeowner List

1. Have an appraisal performed by one of the best firms for your area and use the appraisal as a tool to accurately and fairly price your home.
2. Have a Home Inspection done and remedy all of the items found before we list.
3. Have a copy of the home inspection along with the repairs done ready for any qualified buyer so they can see just how “move in ready” our listing is TODAY.
4. Study and consider the tips found in the book “450 Proven Ideas to Help Your Home Sell Faster”. I provide a copy of this on CD to every client.
5. Have a Survey performed to insure there are no surprises with easements or unusual situations.
6. Place an American Home Shield Warranty on your home to cover it during the listing period and provide the buyer with one year of coverage after closing.

Realtor List

1. Hire professional photographers to create a virtual tour and photos of your property.
2. Create professional brochures and flyers telling “the story” of your home. A Story make the property seem very “Buyer Friendly” and sells the concept, not the bricks.
3. Assemble a “Buyer Packet” containing the virtual tour on CD and a special house brochure so buyers leave with more than a memory of your home after a showing.
4. Arrange to be present with each buyer’s agent (if they agree) to help “tell the story” of your home to a prospective buyer.
5. Insure that all of the photos and virtual tour are placed on multiple web pages to insure maximum exposure to prospective buyers searching for a home in your area.
6. Create a custom marketing program using a combination of Media and Internet Marketing to insure your home is seen by the broadest possible spectrum of qualified buyers.

Please remember that Marketing is a Process and not an event. I may not be the person who sells your home but I will be the reason that it sells! We are forming a partnership with our listing agreement. By treating this process as a business transaction, we both will realize our goals at a Successful Closing!

From The Wall Street Journal Online

Real-estate investors worried that a new administration will raise capital-gains tax rates are starting to abandon a popular tax-deferral strategy to pay taxes now while rates are low.

The trend is more pronounced when bare land is involved, but investors with other kinds of business property may also save by paying capital-gains tax when they sell instead of deferring it, according to financial advisers.

All kinds of real-estate investors may be affected, from big firms that handle tracts of land to an individual who buys an apartment building to diversify his portfolio, and even homeowners who meet certain requirements.

The tax strategy in question is known as a 1031 exchange — for the section of the Internal Revenue Code where it is described — and can be used for real estate and other assets, but not for stocks and bonds.

“The change started in the second half of 2007, and as we get closer to the elections and it becomes more obvious who the candidates may be, that has caused the rethinking to become even more prevalent,” said Stanley L. Blend, chairman of San Antonio law firm Oppenheimer, Blend, Harrison & Tate Inc.

Gary Gorman, author of the book “Exchanging Up!,” said some people believe the current 15% tax rate on long-term capital gains could go as high as 20% to 25% if a Democrat is elected president. “Now the question is, ‘Do I want to pay 15% now, or 20% or 25% five years from now?’ ”

Also called a like-kind exchange, a 1031 transaction lets a property owner roll over the capital gains from the sale of an old investment property to a new one if certain conditions are met. The property is disposed of through a third party called a qualified intermediary, and money from the sale is used to buy similar property to replace it.

“It takes the tax you would have had to pay to the IRS, and lets you use that to lever up into a bigger property than you would have been able to afford,” said Mr. Gorman.

Don Weigandt, a wealth adviser at JPMorgan Private Bank, said that real-estate investors should analyze each case carefully to see whether it’s a better idea to pay the capital-gains tax now, at 15%, or to defer it.

Recently, I had an interesting challenge preparing a good value for a listing. The home is situated on a Salt Water Lake and has a tremendous view. Very few other homes in this exclusive subdivision have a comparable lot or upgrades similar to my subject home. Finding a value was, at first, extremely difficult. So I called a friend of mine who had been in the appraisal business for many years and explained my dilemma. He explained that when Appraisers cannot find just the right comparable, they go back in time and work forward. The following evaluation is the result of his suggestions and makes great sense.

Let’s start with a historical evaluation:

My sample house first sold for 319,900.00 at about the same time as my subject house. According to MLS it had a size of 2900 Square Feet with little or no upgrades and was not on the lake but on a corner lot. That translates into a selling price per square foot of $110.31 per square foot.

If I multiply that times the size of my subject house (as recorded in the MLS) as 2750 Square Feet I get a selling price of approximately 303,353.00 if the house had been built on a non lake front lot and did not have many upgrades. By subtracting that value from the actual selling price of my subject house, (337,661.00) I arrive at a selling premium for the land and upgrades of 34,308.00. For the sake of this example we will add only half of the appreciation value (11.2%/2 = 5.6% per year) to this lot premium plus original upgrades. Since the original sale took place 4.5 years ago, that translates into a compounded lot premium value of 43,858.00

Using the averages found in today’s MLS for homes “sold” and “for sale” in the subdivision (none of which were on a lake), the average is 204.00 per square foot. Multiplying that times the actual size of subject property (2770 Square Feet) I arrive at 565,080.0o. Now I need to add back the appreciated lot premium of 43,858.00 and I get an approximate value of 608,938.00 for the home without any additional upgrades.

In talking with my sellers, I discovered that since the original selling price, over 40,000.00 worth of documented upgrades were added to this home by the owners. Using a conservative value of 50% of the upgrades, I now have a realistic value of my subject property of 628,938.00. So you can easily see how we arrived at a listing price of 617,000.00.

History really is our friend. Knowing how to translate it into a useful tool is invaluable.

Famed Money Manager is perhaps best known for his timeless wisdom that you can beat the pros by focusing on stocks of companies where you either work or shop or have some other edge. But a more relevant Lynchism today is this gem: Ignore the headlines.

That’s no easy thing. How do you tune out all the chatter and ink on recession, housing, subprime woes, the credit crunch, rogue traders, insolvent bond insurers, $100 oil and nukes in Iran? It’s enough to make you sit on your thumbs and wait before making any big moves. But what, exactly, are you waiting for?

There has rarely been a moment in history when you couldn’t scare yourself into doing nothing. And yet, as Lynch observed nearly 20 years ago, “in spite of all the great and minor calamities that have occurred … all the thousands of reasons that the world might be coming to an end–owning stocks has continued to be twice as rewarding as owning bonds.”

A top reason to not buy stocks, in Lynch’s view, is if you don’t already own a home–in which case, that should be your first investment, since an owner-occupied home is nearly always profitable. Through a spokesman, Lynch reaffirmed these views to me–housing debacle and all.

When prices are falling, few people have the discipline to buy stocks, a house, gold, art or any other asset. But those who do pull the trigger excel in the long run. As John D. Rockefeller famously said, “The way to make money is to buy when blood is running in the streets.”

And the streets are stained crimson. Start with stocks. They have been pummeled this year. GDP braked sharply last quarter, and there has been plenty of panic about a recession. The Federal Reserve is slashing short-term interest rates at the fastest clip in decades. But if you stick to your steady, diversified plan while everyone else is retreating, you will be happy years from now. For one thing, Fed rate cuts always lift the economy eventually, and the stock market typically starts responding just as headlines get gloomiest. Sure, the market could fall again before recovering. But the recession may be half over already–or we may avoid one altogether. You just never know.

As for housing, certainly some skepticism is in order. Formerly sizzling markets in Florida, Nevada, Arizona and California probably haven’t seen the worst headlines just yet, though they may well be close. And “jumbo” mortgages, those more than $417,000, are likely to remain artificially high for a few more months while banks work through their credit issues.

But let’s say you are emotionally ready to be a homeowner. You have good credit, plan to stay put for five years and have been waiting for the perfect entry point. It’s time to get serious–before an inevitable rise in interest rates wipes out your advantage. “The thing that will make home prices stop falling is the very same thing that will push mortgage rates higher,” says Jim Svinth, chief economist at mortgage firm Lending Tree. So anything you gain by a further drop in prices might be offset by rising financing costs.

Consider a typical home that sells for $218,900. You put down 20% and get a 30-year fixed-rate mortgage at today’s rate of 5.5%. Monthly principal and interest come to $994.31. Let’s say that 12 months from now the same house goes for 10% less, or $197,010. But by then the recession is history and the Fed is jacking up rates to stem inflation. If mortgage costs rise a point, to 6.5%, your monthly payment would be $994.94 and you’d have saved nothing. Meanwhile, home prices might steady and sellers might become less willing to negotiate. And you have spent a year living someplace you’d rather not be.

It’s more complicated if you must sell before you can buy. But that logjam won’t persist forever–and if it appears you’ll be trapped for a few years, try to refinance at today’s lower rates. Risks always seem most acute when the headlines give you ulcers. But that’s exactly when you should think long term–and get off your thumbs.

[This article contains a table. Please see hardcopy of magazine.]

This wonderful article was brought to my attention while I was attending the Coldwell Banker International Business Conference last week in Orlando, Florida. Perhaps it is time for us all to “Ignore the HEADLINES” and search for the TRUTH!!

Many clients, friends and associates ask “how is your market?” If we listen to the National New media, all we hear is gloom and doom about the housing market and new construction everywhere. There does not seem to be a bright side to the coin in sight.

Well, I am just NOT BUYING the hype. I look at the facts as they are presented.

According to the State of South Carolina, the Tri County area of Charleston (Berkeley, Charleston and Dorchester Counties) during 2007 experienced a net growth of 5500 New Residents per month. They have to live somewhere now don’t they.

According to the Charleston Trident Association of Realtors, in December of 2007 there were 603 closed transactions for single family homes and in January of 2008 there were 473 closed transactions in our area. That translates into 1,076 buyers bought homes HERE in the past 60 days.

In an article published by the National Association of Realtors, we in the Charleston area had a reduction in value of our homes last year of approximately 9.6%. But we had a five year net gain of 56.4%. So our five year average is still over 11% per year in appreciated value for our homes. I haven’t seen the Media Pick up on that one.

Also while we last year (2007) “suffered” a 26% drop in home sales over the previous year (2006), we still had the FOURTH BEST YEAR IN THE HISTORY OF REAL ESTATE! My oh my, now that does not sound too bad to me.

Last year was my best personal year ever in Real Estate. This year I have already closed three transactions and have two more set to close in the next thirty days. If this is a slow market, I hate to think what my “busy” market work schedule will look like.

A large portion of my success I believe is directly attributed to my association with an INTERNATIONAL Real Estate Company. Coldwell Banker has been selling Real Estate for more than ONE HUNDRED YEARS. We have a web page seen by more buyers and sellers than any other real estate web page except one. That is Realtor.com. So last year, our President fashioned an agreement with Realtor.com so that all Coldwell Banker listings appear on both Coldwell Banker.com and Realtor.com giving us a dominance is exposure of our clients homes to potential buyers worldwide. This and our Marketing Programs have given our Clients results.

Many of the buyers who are coming to our market now are not local. A large portion of home buyers in the Charleston Market are coming from outside of our area. If your home is not being marketed on a National Level then you are potentially missing a HUGE market and it may take longer for your home to sell.

Coldwell Banker United, Realtors, is the largest customer in the United States for CARTUS. CARTUS is the largest relocation company in transaction volume in the World. Having that connection allows us to service a very large number of home buyers that are being transferred to the Charleston area. Last year in the Charleston area alone, over 42% of our total sales volume came from relocation clients.

Please remember that homes are not sold, they are marketed. And that marketing is not an event, it is a process. Marketing today encompasses so much more than it did several years ago. The skills learned by Realtors then don’t have the same effect today. It is imperative that to keep up with our technology, Realtors must learn new skills every year to stay competitive. Internet marketing is ESSENTIAL to finding buyers and sellers in todays Real Estate business. The National Presence with Coldwell Banker and the marketing skills offered locally will result in Great Results for you.

That is why I believe our Charleston Market is GREAT compared to other markets. AS it has always been throughout History, The Strong Will Survive and Thrive.

As a group of us volunteers stumbled into the Holiday Inn on Folly Beach at 6:30 AM to help with the registration for the runners, we all were greeted by a truly remarkable sight. Just as the sun was peeking over the horizon, Jupiter and Mars were so bright in the sky and the Moon was just setting over the water. It was truly a “Postcard Moment”. We all felt like our early morning effort had been rewarded.

We registered over 300 runners for the 5K and just over 210 runners for the half marathon. While the morning was cool, the sun was bright and the breeze was slight so it was a perfect day for our event. Piggly Wiggly was there to cheer everyone on. They donated all of the fruit, cookies and other food items for the runners. Bagel Nation (in the Publix Shopping Center on Folly Road) baked fresh bagels for us and they were wonderful. The Holiday Inn on Folly Beach supplied us with great space inside to register the runners and present the awards.

Carl Beckman, the mayor of Folly Beach was on hand to help with the awards. A great time was had by all and our thanks go out to Mike Desrosiers from Action Carolina for bringing this event together. He is truly a remarkable person and we are fortunate to have him organize and produce this event.

Over the past five years, Action Carolina has contributed the profits from this event to Save the Light and we at Save the Light have received in excess of $10,000.00 from this event. We at Save the Light thank all of the runners, volunteers and great sponsors who helped put on this years run. Plans are already underway for next years run, and we have it from “inside sources” that next year the course will change and the runners will be able to run down to see the Morris Island Lighthouse on their turn.

News Release
For Immediate Release
January 21, 2008

Coldwell Banker Coastal Properties Joins Forces with #1 Coldwell Banker Franchise in America

Charleston, SC – Coldwell Banker Coastal Properties announced today it will become a part of Coldwell Banker United, Realtors, the #1 Coldwell Banker affiliate in closed transactions within Coldwell Banker Real Estate LLC. Coastal Properties has offices in Charleston, Mt. Pleasant and Summerville.

Coldwell Banker United, Realtors offers real estate services in South Carolina, Florida, North Carolina, Alabama, Mississippi and Texas.

Coldwell Banker Coastal Properties has four owners — Bobby Bryant, Charles Bell, Andrea Bell and Steve Young. According to the owners, the timing was right to join forces with a broker that could take Coastal Properties and its 100 sales associates to the next level and beyond.

Owner Bobby Bryant said, “We came together in July 2003, formed our partnership, and opened the first Coldwell Banker franchise in Mount Pleasant. We’ve worked very hard to create a family-style work atmosphere and to attract other top producers in the area. Our growth has been rapid and we knew it was time to find a partner that could help us continue that growth in the best way possible.”

Edmund H. Monteith, Jr., senior vice president for Coldwell Banker United, Realtors in South Carolina said this is a great fit for the company. “In recent years, we have expanded in South Carolina and have offices in Upstate, the Midlands and now the Lowcountry. We are very excited to have Coastal Properties as a part of the United family. This partnership will allow the sales associates of Charleston, Summerville and Mt. Pleasant to continue in their day-to-day relationships with their communities and their customers that have made them so successful. We’ll provide what we believe to be the best tools and support in the real estate industry to help them increase their business.”

President and COO Jeffrey B. Wheeler agrees that this is a natural fit for the company. “Charleston is and has been one of the best housing markets in the Southeast,” he said. “The community is diverse in its history, culture, and industry, including service, hospitality and the military. When the owners of Coastal Properties approached us and invited us to be a part of the market, we quickly said yes. Our goals are one and the same – to grow and expand in the Charleston area.”

According to Jim Gillespie, President and CEO of Coldwell Banker Real Estate, this merger will benefit consumers in the Charleston area. “Coldwell Banker has had a presence in the Charleston real estate market for many years. Coldwell Banker United, Realtors, brings a tremendous platform of technology and customer service, and has the reputation for innovation and integrity that customers expect in today’s real estate market.”

Monteith said the owners of the company will continue with the company in their personal sales roles.

About Coldwell Banker United, REALTORS

Coldwell Banker United, Realtors® was founded in Bryan/College Station, Texas, by Richard A. Smith in 1970 and has grown to 75 residential and three commercial offices in six states with over 2,400 sales associates. In 2006, the company was the number one affiliate in transaction sides among 1,278 independently owned and operated Coldwell Banker companies worldwide. According to REALTOR Magazine, REAL Trends and RIS Media, three industry trade publications, the company in 2006, was ranked #8 among all U.S. real estate companies in transaction sides. For more information, log on to www.cbunited.com.

REALTORÒ is a federally registered collective membership mark which identifies a real estate professional who is a Member of the NATIONAL ASSOCIATION OF REALTORSÒ and subscribes to its strict Code of Ethics.

In 2007, Franchise Times magazine’s prestigious Top 200 issue ranked the Coldwell Banker system No. 1 in real estate for the eighth straight year and 12th among franchisors in all industries.

The Coldwell Banker System has approximately 3,800 residential real estate offices and nearly 120,000 sales associates in 45 countries and territories. The Coldwell Banker System is a leader in the industry in residential and commercial real estate, and in niche markets such as resort, new home and luxury property through its Coldwell Banker Previews International® division.

In luxury home sales (defined as any home in excess of 750,000.00), in 2006, Coldwell Banker closed in excess of 131,000,000.00 per DAY. Contact us and let us show you our award winning systems that produce results EVERY DAY.

BOB RAMELLA HAS BEEN AWARDED THE CERTIFIED RESIDENTIAL SPECIALIST DESIGNATION BY THE COUNCIL OF RESIDENTIAL SPECIALISTS.

Charleston, SC – December 17th, 2007-Bob Ramella, a Charleston Realtor with Coldwell Banker Coastal Properties, has been awarded the prestigious Certified Residential Specialist (CRS) Designation by the Council of Residential Specialists, the largest not-for-profit affiliate of the National Association of Realtors.

Realtors who receive the CRS Designation have completed advanced courses and have demonstrated professional expertise in the field of residential real estate. Fewer than 38,000 Realtors nationwide have earned the credential.

Home buyers and sellers can be assured that CRS Designees subscribe to the strict Realtor code of ethics, have access to the latest technology and are specialists in helping clients maximize profits and minimize costs when buying or selling a home.

Bob Ramella is a sales associate with Coldwell Banker Coastal Properties in Charleston. Bob is a member of the Charleston Trident Association of Realtors. Bob is also on the Board of Directors for Save the Light, serves as a volunteer for both The Historic Charleston Foundation and the Preservation Society of Charleston. He sings with the Grace Episcopal Church Choir in downtown Charleston and lives on Folly Beach. In addition to the CRS designation, Bob has also earned the Accredited Buyers Representative (ABR), the electronics professional marketing designation (e-Pro), the Certified New Homes Specialist (CNHS) and the residential construction certification (RCS). He is a member of the International Sterling Society of Coldwell Banker and has earned the Realtor of Distinction award from the Charleston Trident Association of Realtors every year he was eligible. (2005, 2006 & 2007)

The Preservation Society of Charleston will hold its Annual Membership Meeting and Carolopolis Awards Program on Thursday, January 31, 2008 at 7:00 p.m. The event will take place at The Riviera Theatre and Conference Center at Charleston Place, 227 King Street, Charleston, SC. The Carolopolis Awards program was created by the Preservation Society in 1953 to recognize outstanding achievement in exterior preservation, restoration, rehabilitation, and new construction in Charleston. Contact: Lannie E. Kittrell at (843) 722-4630.

The City of Charleston’s Design, Development and Preservation Department is now posting Board Architectural Review submittal materials on their website. Now you can review materials for upcoming agenda items from the comfort of your home or office well in advance of B.A.R. meetings and be better prepared to speak at these pivotal public meetings.