Public MLS System in Canada – How Does It Work?

The public mls system is the official site of the Canadian Real Estate Association. It is the gateway to all the listings across Canada. As stated at their website the public mls website is a medium provided by REALTORS® across Canada to help market properties that are listed on the mls.

Ths definition of mls is multiple listing service.

Almost all local board mls systems provide data to the public mls system to facilitate the public’s search of mls listings in their particular areas and across Canada.

All people who have access to a computer have access to the public mls system in Canada. It is similar to the public mls system in the United States.

Most real estate boards in Canada (the Toronto Real Estate Board – TREB – being one of them), upload partial listing information to the public mls system on a regular basis.

It is important to know that the public mls system is for the public and only provides limited information about the particular listings. Realtors utilize their local mls system to search and find mls listings and they have access to far more details and information about a particular listing than what is available on the public mls system. The privacy act in Canada is the main reason for this.

Conclusion

The public mls system is available to everyone to use to search and see mls listed properties across Canada.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by A. Mark Argentino

Strongman Solution Selling Model

Solution selling is complex and very exciting. Whether you’re selling Business Process Automation (BPA) or another form of solution, it is likely that you have a tough job that involves a great deal of complexity.

This stuff’s chess; it ain’t checkers.

There may be dozens of decision makers, and while all of them may not be required to say „Yes,“ chances are that ANY of them could say „No.“ You could be faced with all sorts of competing projects across the enterprise, and political and financial landscapes can change quickly.

STRONGMAN offers a compelling model and simple acronym to help you succeed in your solution selling.

I’ll spell it out and then very briefly speak to each key area.

S-T-R-O-N-G-M-A-N

S is for Solution

T is for Timeline

R is for Review

O is for Options

N is for Need

G is for Galvanization

M is for Money

A is for Authority

N is for Negotiation

These are critical areas to address in your sales cycle.

S, Solution.

Whether or not the prospect fully agrees at the onset of the engagement, you need to be sober in your assessment of whether or not you have a bona fide, legitimate solution for them. Otherwise, why bother?

T, Timeline.

If the customer has a legitimate project that you are selling to, what is the exact timeline? The implementation timeline? Is there a compelling event or deadline driving this project?

R, Review.

Forget about entertaining and servicing a prospect that is not actually in review of the project. If they are simply in research mode (vs. review mode), I would suggest that you balance this project with more advanced-stage opportunities in your pipeline to increase your sales success.

O, Options.

What options exist for your customer? Chances are there are at least five options:

1. Your solution

2. Your competitor(s‘) solution,

3. Build it themselves or develop it in-house

4. Do Nothing

5. Improve or upgrade their existing process (perhaps by adding resources or conducting training). You need to be able to sell against their available options, especially the option that most companies choose — which is „improve or upgrade existing processes.“

N, Need.

Is there a need, do you understand the need and does the customer agree with you on what their need is?

G. Galvanization.

This is my favorite one. Remember, you are not in sales to entertain and serve — not completely anyway. If you are working with customers who are not returning your calls promptly, not bringing other key contacts into meetings, not exposing you to post-purchase processes or display other key indicators that they are not as active and committed to the sales process as you are, you should either gain their commitment or move on.

M, Money.

If there is a project in motion, is the funding of the project pre-approved? Does that funding meet your solution’s cost and all of the related costs — such as the staff the prospect will need to devote to deploying your solution? Are you sure of the fiscal cycles? Is the funding coming from resources such as:

1. Project Budget,

2. Cap Ex (Capital Expense requiring a high level sign off),

3. Op Ex (Operating Expense)

4. Departmental Budget

And keep in mind, most companies have the ability to overspend on budgets, or borrow from other budgets, at about the same rate my wife does — which means they can do it — so don’t ever let a negotiator whittle you down solely because of a specific budget.

A, Authority.

A Champion is one thing, an Authority is another. Is the senior executive even aware of the project? Who is the specific authority relative to: signing contracts, producing purchase orders, reviewing legal documents, developing and implementing training programs, technical review and implementations, user acceptance, etc? If you are selling solutions, you had better be exposed to a variety of individuals with legitimate authority over each one.

N, Negotiation.

Many times the real selling doesn’t start until it is time to negotiate. But you want to hear the saddest piece on solution selling: The negotiation process is typically when the sales rep gives up the most concessions and it is also the point at which, in most cases, the customer has already made the decision to go forward. They’re exposing the sales rep to resources that are post-purchase resources (such as legal, technical deployment folks, training folks, purchasing people) and somehow the sales rep feels obliged to start whacking away on their own proposal. It’s insanity.

That’s STRONGMAN. I’ve used it for almost ten years in my own business and as a tool for enhanced empowered sales training. I hope you find it an effective model for your solution selling success.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Kevin E Graham

Has the Real Estate Market Bottomed Out in Plano TX?

Whenever I write a column, I always want to be optimistic. Optimism is a human condition. That is where we all want to be. You will see some numbers from January that would seem to indicate there is a light at the end of tunnel. Now, there is nothing I would like more than to tell you that things are looking up and 2005 is here again ! We are not there yet..

Remember the old saying that „liars figure and figures lie.“ For example, what the federal government and the National Association of Realtors do not include in their reports is the „shadow inventory.“ This is comprised of literally hundreds of thousands of foreclosed homes that have not been relisted yet. Believe it or not the lenders don’t always get these marketed immediately.

. Another significant omission from the stats is the „expired and terminated listings“ where owners have removed their listings waiting to relist when the market improves. So, the Plano home inventory and the days on market stats are skewed and look better than they really are. See below.

We all know the real estate market has been in the toilet for the past few years, and that nobody’s buying. It’s tough to buy a house when you have no money and no one will offer you credit. Having said this it must be noticed that north central Texas has tumbled the least (although Collin County had the largest increase in foreclosures last month over Denton and Dallas counties). Prosper homes, McKinney homes and Frisco homes statistics are similar to Plano homes. We know that markets that hold up the best in a recession are generally the first to rebound. So, eventually Plano may lead the way.

The home market is usually cyclical and history tells us it is usually 3 to 4 years. We know that half of California and Michigan would move to Texas if they could sell their present homes. And many will. In addition, there are a lot of buyers sitting on the side lines looking for further declines in home prices. So, we know there is a lot of pent up demand out there. When demand finally surpasses supply we will be on the upswing.

What this all means to Plano-ites if you are thinking of selling…hold off and if you are thinking of buying proceed cautiously and drive a hard bargain. To learn more go to http://billremington.com

The truth is that no one will be able to forecast the bottom. We will only know this in hindsight as we begin to recover. As they say on Fox news channel, „we report…you decide. Here are the January stats for Plano homes in Texas:

New listings…379 down from 503 (-25%) in 08′

Closed sales…141 down from 219 (-36%) in 08′

Median sales prices…$234k down from $250k ( -9%) in 08′

% asked vs. sold price 92% down 1.3% in 08′

Average days on market…98 down from 112 (-12%) in 08′

Plano Home Inventory…988 down from 1499(-34%) in 08′

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Willliam S. Remington

Real Estate Auctions – The New Land Rush

On a sunny afternoon in Florida, an energetic crowd gathers on the lawn of a high end luxury estate. A loud and eager banter between an auctioneer, a group of bidders and bidder assistants fills the air. For several minutes the auctioneer asks for the next highest bid and the bidders respond. Suddenly the bidders grow silent. The high bidder holds his breath in anticipation of winning the auction. The auctioneer calls for one more bid. In a loud clear voice which rolls over the audience he says, „Fair warning, last chance“ the auctioneer pauses, „SOLD!“ And in less than 10 minutes another multimillion dollar estate has changed owners.

Successful real estate auctions like the one above are happening all over North America and the Caribbean. Recently real estate auctions have been on the rise, the increase in popularity is partly driven by growing inventories and fading buyer confidence. Properties that were selling in weeks using traditional methods are now languishing on the market unable to attract buyers even as seller’s lower prices. Many say the real estate boom is over but savvy buyers and sellers are profiting from real estate auctions.

Real Estate Auctions Work in Up or Down Markets.

Regardless of trends or market cycles, real estate auctions provide an open and transparent process for buyers and sellers. Properly conducted real estate auctions attract ready and willing buyers and motivate them to act now.

The auction method removes the „wait and see“ attitude which serves to further depress real estate values. Buyers are always concerned about overpaying. Buyers gain confidence with their purchases at real estate auctions because they can see what others are willing to pay.

When market demand is high and inventories low, real estate auctions can deliver selling prices well above what a willing seller would have accepted in a negotiated private treaty sale. In good selling climates many property owners using traditional real estate methods; negotiating with one buyer at a time, leave thousands of dollars of equity on the table. During up markets real estate auctions are the best way to establish top market price.

Evaluating Your Real Estate for Auction

Not every property or seller for that matter makes a good candidate for auction. First of all sellers must be ready to sell now and for the current market value. Also a real estate auction will not fix problems caused by a downturn in market value of your property, if you owe more than a willing buyer will pay, be prepared to come to closing with your check book.

Properties that do well in real estate auctions have a high uniqueness factor. Ask your self, „What makes my property different from most others?“ Maybe you own a resort property or high end luxury home, commercial properties and land do very well at auction. Real estate auctions thrive on uniqueness. If your property is like everyone else’s, the best thing you can do is offer the most competitive price.

Most importantly sellers must be reasonable about setting a minimum bid. A seller must look at the lowest, most current comps and price below that to generate the interest and urgency necessary for a successful real estate auction. Once the auction begins and qualified bidders start competing against one another you can watch the selling price increase.

Locate a Qualified Real Estate Auctioneer

Start by checking with the National Auctioneers Association, the best real estate auctioneers belong to this organization. These real estate auctioneers are well trained and adhere to a standard of practice and a code of ethics. Many attend the annual International Auctioneers Conference where the latest techniques and innovations in the real estate auction industry are presented.

Find out if the company you are interviewing is a full time real estate auction firm. Many real estate agents are getting auction licenses yet have no experience with the auction method of marketing. Conducting a successful real estate auction is nothing like (private treaty) traditional real estate sales. Go with a real estate auction pro.

You’re probably better of with an auction house that specializes in real estate auctions. There are many qualified auctioneers who have generations of experience selling personal property; furniture, dishes, lawn equipment and the occasional rare painting. Selling real estate at auction is a complex matter that should only be attempted by full time experienced real estate auction professionals.

Commissions and fees may vary, sellers must pay all marketing expenses up front and buyers typically pay 10% of the sales price to the auctioneer of which a share goes to participating real estate agents.

Types of Real Estate Auctions

Auctions are effective because they create a seller’s market. Professionally conducted real estate auctions create urgency, a reason to buy today and competition for the property. Terms and conditions of sale are established ahead of the auction. Real estate auctions will follow one of these three approaches:

Absolute Auction

The property is sold to the highest bidder regardless of price- using this process often returns the highest sale price.

Minimum Bid Auction

Seller agrees to sell at or above a published minimum bid price – this method is useful for internet auctions.

Seller Confirmation or Reserve Auction

With a reserve auction, the seller „reserves“ the right to accept or decline any bids usually within 48 hours of the auction. Reserve auctions are used when there is a lien on the property from a lender or a court ordered sale with a minimum selling price.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Douglas Hostetler

How to Buy a Home With Poor Credit

Well the truth is that this is not so easy. As a couple years ago it was fairly easy to get a home mortgage loan with bad credit history. The housing economy was so good that mortgage companies were practically throwing home loans at people who had good credit.

These days, getting a home mortgage loan is not easy. Still getting a mortgage loan when you have poor credit is not impossible – hard but not impossible. Let’s look at some options you have.

Put a down payment on a home. If you have a large down payment, it’s possible to get a traditional mortgage lender to give you the loan you may be seeking. However, it can be tough to actually save up a large down payment. But if you can, this is by far your best option for getting a home mortgage loan with very bad credit.

Now, if you don’t have a down payment, you may still be able to convince a lender to give you a mortgage. However, it will be important that you actually have a good income and even if your credit is bad, you will need to show 6 months or more of solid credit payments of some sort. There is no guarantee that you will be able to convince a mortgage lender to give you the loan though – it’s worth a shot though.

Another possible option is to look at getting a bad credit mortgage online. There are some online lenders who will still give out high interest mortgage loans to people with bad credit.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Jenny Jeffinson

Realty Remodeling Rules

Thinking of remodeling or renovating? Make sure you do not ‚improve‘ your home out of the neighborhood. It is okay to do this if you want to stay living in it, but if you are making improvements to sell your home at a higher value – beware!

Realtors accept that there is a ceiling in realty prices, no matter which location you live in. The catch-phrase ‚location, location, location‘ is not just for fun; every location has a ‚bottom price and a top price‘. If you live in a top location area – the sky is the limit – but sadly most of us do not!

If you are living in a lower price area and put in a swimming pool and an outdoor kitchen before you list your house, it will most certainly bring the buyers to your home. It will no doubt bring in offers for your home and all this is good news.

However, while you will be able to sell at the top neighborhood price, the sale price may not reflect the total cost of your improvements.

In order to avoid this error of judgment, ask an expert in the field of neighborhood prices – your local realtor! He or she will be happy to come and advise you on which specific improvements may potentially add value to your specific home in your specific neighborhood.

This is the type of advice that you want if you are improving solely to make money. Many home improvements have been ‚analyzed‘ to see which ones give the best returns on their initial outlay.

For instance, in the ‚Money Magazine‘ they recommend adding a quality deck to bulk up the potential square footage of your property. It should be no larger than the one third the size of your home.

A deck can be transformed into a luxury class fairly inexpensively – outdoor lighting around the deck area, waterproof speakers and an entry via French doors will help. If you use ‚cute‘ strings of outdoor lighting and decorate with potted trees, the deck will have an appealing ambiance.

A report from HomeGain.com suggests that the outlay for updating a kitchen can add double of the initial cost of the improvement to the value of your home. If you have a closet that you can turn into a pantry – go for it!

The pantry is a sought after feature in a kitchen at the moment. Islands are another wished-for feature, although preferably with a secondary function such as a sink or breakfast bar stools.

Once again, keep a ceiling on your prices. If your neighborhood is for the average family, it is not worth investing thousands of dollars in top of the line appliances if this will price your home out of the local market. The report suggests that looks and newness are the most important factors.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Carol P Freyer

Processing Rebates – What the People Selling This Are NOT Telling You

Ok. For all the people who are interested in this particular endeavor or are curious, pay close attention. What I’m about to tell you is the truth behind what the deal really is with this particular business opportunity. After you hear this, then realize if this was the opportunity that you thought it was, and whether you still want to aspire to be a „home rebate processor.“

Now as far as what they tell you in the ads, it’s partially true. You are, in fact, processing rebates. Here’s the full story…

People sell products and services on the internet all day long. And given the amount of people that sell these products on a daily basis, it’s a pretty competitive environment for people that want to get into that game.

So people are always looking for an edge in getting the leg up on the competition for a cut of your money. So people think up ingenious ways to sell products on the internet and grab a share of the ecommerce pie. This is one of those ways. They say,“ok, you buy this product from me for $50, and I’ll cut you a rebate check of $15. Ok, fair enough…

So these companies that sell this opportunity INFER that it is your job to process this rebate and receive that $15 for your service. Seems straightforward and easy, right?

Well, that’s not exactly how it works. The people selling this opportunity want you to believe that’s how it works (just you logging into a site several hours a day and processing these rebates for money), but the truth is this;

You are actually an affiliate and you are in charge of selling the actual products and services. You sell the product or service, someone buys it from you, you give that customer a rebate, and you keep the difference.

Now in order to do that, you have to learn how to market on the internet (not something they mention in the sales copy). Supposedly, they will teach you (although I hear from many forums that the training is shoddy, at best). And marketing on the internet is not easy, and it can be expensive. Many people are doing it and the competition is fierce, so it takes specialized knowledge and training to be proficient at it.

You can go weeks without getting a sale and not make any money, yet you might be paying for the marketing to get a sale the whole time. This can lead to large monetary loses. But they have you believe that it’s just a matter of „logging in, doing some rebate processing, and collecting a check.“ Not exactly, and now you know why.

I’m writing this article because I wanted to clear the air about how this opportunity really works so people aren’t misled. Making money online takes work and knowledge and don’t let anyone tell you differently. If you are willing to invest in both, the rewards are priceless. I hope the information in this article was helpful to you.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Neil Bermeo

5 Easy Home Improvement Projects That Make Your Home Feel Like New

Would you like to live in a new home? A home improvement project can be an easy way to change the look and increase the appeal of your home, make it feel like new. Below are five very easy ways to improve your home and increase the value at the same time. Home improvement projects do not have to take a lot of time or money to make your home look better.

Easy Home Improvement Project – Kitchen

Paint the kitchen cabinets. An easy kitchen home improvement project that most anyone can do is to repaint the cabinets. A dull, lifeless kitchen can easily be brought back to life by a new coat of paint on the cabinets. Select a bright, crisp color and a new coat of paint on the cabinets will change the look of the kitchen. It will look clean and fresh. With the sharpness of the new paint, the kitchen will appear and feel larger. A light, bright color seems to expand the feel of the room.

For a finishing touch that will complete the cabinets in your kitchen home improvement project change the hardware. Cabinet hardware can become dull and worn over a long life of use. Changing the knobs and handles will drastically change the appearance of the cabinets and give the kitchen a newly remodeled look.

Easy Home Improvement Project – Flooring

Replace carpet flooring. Old, worn carpet is thin, hard and makes a home look dirty and dungy. Replace old carpet with new in your next home improvement project. New carpet adds a soft touch. It looks good and insulates to some extent. If you have a limited budget, purchase good carpet padding and an inexpensive carpet. The result will be a thick expensive feel.

Easy Home Improvement Project – New Faucets

Change the faucets in the kitchen and bathroom sinks. Old faucets dull and wear with age. Replacing faucets will give the sink a fresh new appearance.

This home improvement project is much simpler that it may sound. You can hire a plumber to install new faucets or you can do it yourself. Nice faucets can be purchased at your local hardware store, along with proper plumbing supplies that are quite easy to install.

Easy Home Improvement Project – Painting

Paint the exterior and the interior of your home. A fresh coat of paint is a simple home improvement project that will give your home a new clean look. The exterior appeal will look inviting to visitors and the fresh new interior will make them glad they entered. This is a relatively inexpensive, simple home improvement project that you can hire done or you can do it yourself.

Easy Home Improvement Project – Driveway

A very easy home improvement project that will add a new look to the exterior of your home is to pressure wash the concrete driveway. Over the course of a short season, a concrete driveway will get dirty and grungy. Simply rent a pressure washer and wash the driveway. The process is not hard but it is a slow process. The result will be worth the time. The concrete will look like it has been recently placed.

So there it is – five easy home improvement projects that will make your home feel like new. If you want to improve the appeal and add value to your home, try one or more of these home improvement projects.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Chuck Barnes

How to Choose The Right Real Estate Agent For You

Whether buying, or selling a home, choosing the right real estate agent or buyers agent, is the most important step to take. The process of buying or selling a home is very detailed and difficult. In addition to the fact that mistakes can cost a great deal of money?

Your assets are on the line, and losing through the purchase or sale is the last thing you want to do. There are many real estate agents around. The ones that are dedicated and stay with you every step of the way, or the ones that farm out the work to other brokers.

The areas of expertise you need to look for are:

· How much education in the area of real estate does the agent have?

· How much knowledge does the agent have about the homes in the areas you are looking at?

· Do they have a wide variety of homes for sale for you to view?

The title that carries the most education and experience is a real estate broker. The real estate broker has a real estate license, training, and is recognized by the National Association of Realtors. This professional would likely be able to assist you with all of the needs you would have for buying or selling a home.

After the real estate broker is the realtor. This professional received the real estate license, and some additional training. He or she has also received recognition from the National Association of Realtors.

Finally the real estate agent is a person who has received the license, however may not have the same amount of experience as the more seasoned broker.

Most states have minimal requirements for being a real estate agent and this is the cause for some of the issues that are incurred during the transferring of ownership of a home. However keep in mind that at all levels of this expertise there are good agents, realtors and brokers. Doing a little checking can help you find the right one for you.

Most of the time a real estate agent is representing the seller of the home. If you are looking to buy a home, you are looking for a real estate buyer’s agent. This is important because you want to be represented in the best interest of your needs. Not those of the person on the other end of the deal.

When you are doing your research about the right agent for you, you will want to look for the commitment you deserve. There are many agents on the market just like there are many homes to be sold. If you do not get the attention and prompt response you deserve, go looking for someone else. They will make a profit from your purchase and they should be treating you with a reasonable amount of respect and professionalism.

The rule of thumb is that you want a real estate agent that has been around for a couple of years. With the turn around in the real estate market the way it is, this is the reason it may take you contacting a couple of agents.

You want to start your search by getting the right real estate representative for you. The home you are looking for will come along. There are bait and switch agents out there who specifically use a house within a price range and look that is appealing to the average home purchaser and then when they get the call, they may tell you it is sold, but there is another they have that you will love also. Keep this in mind so as to not get stuck by a tricky agent, instead look for the representative, agent, or broker that will show you what is available at all levels of purchasing and will keep your best interest in mind.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Tina Abraham

The Short Sale Process For Buyers

Home buying has changed in so many ways. One of these ways is we now have an abundance of short sale homes and lender owned homes as well as the independent homeowner selling their homes. You decide that the home you want is a short sale home.

What is a Short Sale?

A short sale is a process the seller is hoping to complete before they lose the home to a foreclosure. This is good for the seller as a short sale is less dramatic for them as it will typically not hit them on their long term credit as much as a foreclosure. A foreclosure means the seller won’t be able to buy a home for much longer than a short sale as their credit is hit harder. The seller has started the process with their mortgage company by sending in required paperwork. Now they wait for an offer or several offers.

The Offer

Your offer will be written along with the various documents that you acknowledge the property will be sold in „As Is“ condition. You will also be informed that the seller will not be making any repairs or be receiving any monies or paying any out of pocket expenses. Most likely the seller will not be disclosing any past repairs or changes made to the property. What does this mean to the buyer? You are probably buying a property for less than the same home would sell for if it was not a short sale so you can expect a bit more out of pocket repairs and a property that is not in „top notch“ condition. Some sellers that simply want to make this process as painless as possible and get an offer prior to a foreclosure so they maintain the property beautifully. This is not typical, most sellers are distressed and have vacated the property and have left it a bit in disrepair.

The Wait

The offer gets faxed into the mortgage company along with a copy of the HUD and your proof of financing the property. Most mortgage companies are flooded with so many that waiting to get a response can vary anywhere from just a week or so to several months. Not only are you waiting to hear if they are even going to consider your offer you also may be competing with other offers that are either on the table or come in during the wait process. Sometimes you have no idea that you are not the only offer in or whether or not the mortgage company is prepared to take the lesser amount owed. Be patient, this process is not a sure bet and it can be a long wait. If you absolutely need to be placed in a home within the next month or two you should consider a bank owned or individually owned property.

Acceptance

Assuming your offer has been negotiated and accepted the bank will then give a time-frame in which you MUST close by and the contract will become null and void if not closed by that date. Now is the time for you to do your due diligence and get a home inspection! Do not forego the inspection, you need to know the extent of the condition of the property before the end of the inspection period is over and you are now at risk of losing the earnest deposit if you do not move forward and close on the property.

Most Important!

It is extremely important that you have hired an experienced Real Estate Agent that represents you and only you, not the seller. You need to have your own representation with someone that has knowledge with short sales.

Immobilienmakler Heidelberg

Makler Heidelberg



Source by Nancy Niblett

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