Omaha Real Estate Blog

NAR is a member of the International Consortium of Real Estate Associations (ICREA).  Therefore, as a member of NAR you are also a member of ICREA.  If you currently have the Enhanced Listing Package with Realtor.com then you can also have your home "Internationally Featured" on Realtor.com by simply calling Realtor.com and giving the representative the MLS number of your listing. 

They will designate your listing as an international listing and it will have the little diamond icon and be featured on WorldProperties.com.  See how it looks below.  Now, is this the magic bullet to getting a home sold?  Sorry, even buyers outside the United States do not buy overpriced listings.  However, it does give you a edge against your competition by differentiation and additional exposure. 

Even though real estate is local, the world is becoming smaller with globalization.  Omaha is the home of several Fortune 500 companies and we have two large graduate universities.  These companies and schools attact international students and staff that are re-locating to the Omaha area.  Additional Exposure to this market gives you a competitive edge and puts you in contact with this potential market and all it takes is a simple  phone call.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Many agents make the mistake of promoting their broker's website instead of marketing their own personal website.  If you are promoting your broker's website, do you charge the broker a fee for promoting the broker's website?  Probably not, even worse what if the broker charges you a "technology" fee and you HAVE to promote the broker's search function on YOUR website?  Outrageous?  Absolutely!

If you have a personal website it is CRITICAL that the home search function does NOT link back to the broker's website.  The most important function and the most visited icon on a real estate website is the SEARCH FOR HOMES button.  Truth is, the consumer does not care about you - they are looking for homes.  It is extremely important that the search feature is nested within your personal website.  If you link back to your broker's site all you are doing is promoting and OPTIMIZING their website and giving the consumer a reason to LEAVE your personal website.  If your promote the broker's website you are helping the broker's ranking on google and this hurt will your ranking on google for your personal website.  

How do you ensure that you have buyers searching inside your site and not the broker's website?  IDX - Internet Data Exchange.  Thankfully, our local of board of Realtors had the vision to have a system that offers IDX with smart-framing.  This is an incredible tool.  It is called rDesk and it enables an INDIVIDUAL agent to CUSTOMIZE real-time MLS searches.  rDesk is at www.GPR.rdesk.com. In order to have this feature you must have the permission of your Broker to have IDX on your personal website.  Many brokers will NOT give you permission to have the rDesk capability.  When you are looking at a Broker it is key to understand what they are providing as well as what they do to inhibit your business growth.

Keep in mind, you are an independent contractor and you are an entrepreneur and you are the CEO of your own business.  It is important to run your business in order to maximize the promotion of YOUR website to increase YOUR profit and bottom line.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Recently I was previewing properties in a subdivision for an upcoming listing.  As I pulled up homes in our local MLS one listing was clearly outside the subdivision.  I called the agent to let him know the mistake.  He was appreciative and aghast at the mistake knowing how critical subdivisions are when searching for homes.  Mistakes happen but some mistakes can really torpedo selling a home.  This type of mistake has the possibility of making the home invisible online. 

This goes back to always reviewing and double-checking that information is correct in your marketing.  Many agents have assistants that could make honest mistake or perhaps the information given to the assistant is wrong.  Ultimately, it is the agents responsibility to ensure that the information is accurate.  Details are important.  In the military, we had a axiom "You can delegate authority, but you can not delegate responsibility."  The same applies to real estate you HAVE to double-check and insure that your marketing is accurate.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

We are excited to announce our new PROFIT SHARING program at Alliance Real Estate!  It is straight forward and it makes you an even more integral part of our team.  If you are a licensed Realtor with Alliance  and you recruit someone to Alliance and you get 25% of the company's share of the commission split.  There is no minimum production requirement.  It is straight forward, simple and does not take a degree from MIT to calculate your share of the commission.  It pays you immediately for helping grow our firm.

What is our commission split? 

Our split is 75/25.  You get 75% of the commission you earn!  You earned it so you should get the keep the majority of the money you earn.  If you list a home and it sells within 30 days.  You get 80% of the commission earned.  Why, you earned it by aggressively marketing the home and for pricing it correctly. 

If you recruit a Realtor to Alliance, then YOU get 25% of the company's share of the commission.  That is a great opportunity for agents to help build our team!

Does Alliance Real Estate offer a cap on commissions?

Absolutely!  We feel you should be rewarded for being a top producer.  The most you will ever pay Alliance Real Estate is $20,000.  After $20,000 paid to the company you earn 100% of the commission!   At that point, all you pay is $50 per transaction after you "cap out."

Is there any monthly fees?

No, all you pay is $30 per month MLS dues.  If you have a transaction that month we cover your MLS dues as well.

What about services?

We offer FREE color copies and state-of-the-art business hub color copier.  We have a FREE dedicated showing desk paid by the company called Onecallshow.com.  We have a FREE virtual tour program called Visualtour.com available to all our agents.  Finally, we have a virtual assistant at the company level to assist you with your marketing efforts.  Finally, we have progressive top-notch weekly training designed to build your business.  All the systems in the world will not help you unless you have the confidence and skill sets when you are face-to-face with a client at the kitchen table.

What's the catch?

We do not have 10,000 square feet of office space or a huge glass building that we make our clients and agents pay for.  We keep our overhead low and the agent does not pay for 4 layers of management that has not sold a home in 25 years.  If you are looking for a firm that advertises in the newspaper, we are not your firm.  The average age of your typical buyer is in their 30's, the average age of the newspaper reader is 52.  We get a better response from Craigslist.org than from a antiquated media like the newspaper.  We sell homes in today's market not what was in vogue in the 1970's.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate  

Brian, way to go and keep up the great work!

One of the fun things about being part of the ownership at Alliance Real Estate is opening feedback letters from our clients after the close of the transaction.  Feedback is critical in improving both individual agent skills and evaluating company systems for effectiveness.  Alliance sends out these feedback letters as part of our value added service to our agents.   

These letters allows us to track which marketing systems are the most effective and it also is a reflection of the training our agents receive.  After we receive a response from a client, a copy is made for the agent and one copy is made for the agent file.  Many of our agents use these letters in their pre-listing packets and in their marketing. 

Again, I would like to congratulate Brian on his top notch customer service and for being a valuable member of our team at Alliance Real Estate.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

I would like to introduce Steve Vacha of Home Standards Inspections to Activerain.  Steve has been in the inspection business for seven years and is now entering the world of the blogoshere.  Anytime you are buying or selling a home in Omaha it is important to conduct a professional inspection.  Stop by Steve's blog and say "hello" to Steve! 

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Testing for Radon is becoming more common in the state of Nebraska.  Radon is a colorless, odorless, radioactive gas that has been determined to be the second leading cause of cancer in the United States.  Radon gas is caused from breakdown of Uranium in the soil.  When this breakdown occurs one of the byproducts is Radon.  Radon is a carcinogenic (cancer causing) alpha particle emmiter which damages the soft tissue of the lungs.  Radon is a major concern in Nebraska because Nebraska is known for elevated radon levels. 

CLICK HERE for a map of radon levels in the state of Nebraska.  The color red represents an area with elevated radon. 

Radon enters the home because the air pressure inside the home is less than the air pressure in the soil.  Therefore, the low pressure inside the home draws air in the home.  This is similar to a vacuum cleaner.  Radon is heavier than air and the highest levels in a home are typically in the lower levels like a basement.  Many buyers in today's market are opting for a radon test as one of the contingencies in purchasing a home.  The test is conducted over a length of time (usually around 48 hours) and it takes hourly readings over the time period.  The test has to be be a certified tester and with calibrated equipment.  Tests done professionally usually run between $125 to $200.

CLICK HERE for an example of radon test results.  Many firms have a radon addendum that is part of the purchase agreement to address the results of a radon test.

At the conclusion of the test an average radon level is calculated.  The test has be be conducted under certain conditions in the home in order to achieve accurate and true results.  Keep in mind, radon levels can be affected by moisture content in the soil.  Typically, in our location you will see higher radon levels in winter, dry summers usually produce lower levels.  Of course, you want to consult the EPA website on radon for more detailed information.

What if my home has an elevated level of radon?  Homes can be mitigated for radon with radon mitigation system.  This is done by a certified radon mitigation installer and usually runs about $800 to $1500 depending on the size of the home.  The terms of the purchase agreement will dictate who pays for the test and the mitigation system.  However, it is typical for the buyers to pay for the test.  Most buyers are expecting to buy a home without radon so typically they ask the seller to pay for the cost of a radon mitigation system.  Keep in mind the terms of the contract will dictate. 

Keep in mind, this post is for informational purposes only.  If you have questions concerning radon you should consult a qualified professional.  On the web you can visit the EPA website.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Time and time again, I will meet with fellow agents or have a transaction with another agent and I will invite them to join activerain.  Many do not join or simply do not find the "value" in blogging.  I try to point out how it can help with search engine optimization and how it allows direct connection with the consumer.  I explain how the amount of education available and other small "tips" out there in the blogoshere.  Perhaps they feel there is no value in "free" or maybe their firm does not allow blogging?

One of my members of my listing team is Tori Lynn Ross of Ross Designs.  A few weeks ago we got together and went over a few of the basics on Activerain.  I explained how valuable blogging is and how it can be used to help grow your business.  The result - she is now blogging regularly and now owns "Google" for "Omaha Home Staging."  There is value in blogging, it is fun and a great way to network with other real estate professionals.  As with anything there is a learning curve.  Be patient with yourself and it is OK to give it a try.  Will your first post be perfect - no.  Will you learn and will it help you grow - absolutely yes!  Meanwhile stop by and say, "Hello" to Tori Ross, Omaha's Premier Home Stager!

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

Here are a few tips for selling your own home.  Some sellers believe that by selling your home without an agent they will save money.  That might be true in some circumstances, however, the statistics show that homes sold by owner typically sell for less money and take more time.  However, if you want to sell your home without representation here are a few tips.

1)  Before placing your home on the market.  Take an objective look at the competition including NEW CONSTRUCTION.  Also, contact several Realtors and many will be happy to provide you with a competitive market analysis.  Even if you have a home in an established neighborhood you need to look at new construction.  

2)  Have the furnace and A/C serviced before placing on the market.  It is also important to fix the "little things" that are in need of repair around your home.  Even better is to have a professional pre-inspection.  There will be items that need to be addressed.  Get them fixed -professionally and save the receipts.

3)  Wallpaper - There is a sure-fire way to make your home sit endlessly on the market.  Wallpaper needs to be removed or professionally painted over.  Buyers are unforgiving when it comes to wallpaper.  All a buyer sees when wallpaper is present is WORK.  They do not want to remove it anymore than you do.  Wallpaper = Pain, You have a choice the pain of sitting on the market or the pain of removing the wallpaper.  If you really are not serious it doesn't matter, but if you want to sell and get the most money in the least amount of time - remove it.

4)  Paint - If you think that you might have to paint then you probably NEED to paint.  Dollar for dollar it is a great investment.  If your home has bold colors then you might need to paint even if it doesn't need it.  Do not try to fool yourself with thinking the "buyer can pick the color."  Go neutral and the best advice is to hire a professional stager for a color consultation.  Different colors affect rooms differnently.

5)  Carpet - At the very least have it professionally cleaned.  It is needs to be replaced - replace it.

6)  Allowances - Buyers are notorious at overestimating the cost of replacement or fixing something.  Do not offer an allowance because most buyers will naturally assume it will cost more.

7)  Staging - Hire a professional stager.  This will pay for itself in the end.  It may cost you MORE by not having the home professionally staged.  Also, professional stagers can also assist with color consultaion.  Keep in mind, good ones will tell you things you do not want to hear.  Stagers cost about $75 per hour and it is well worth every penny.

8)  Vacant homes - If the home is vacant you will want to seriously consider renting furniture.  It makes a world of difference both in how the home shows and the marketing on the web.  Rental furniture is not cheap and it will run start around $500 per month.  If your home has wallpaper, rental furniture will not help.  You still need to remove the wallpaper.

9)  Clutter Free -  If you have lots of neat stuff you should seriously consider a storage facility.  Selling your home is not a fun process and it envolves a tremendous amount of work.  Again, a professional stager will assist you with what items need to go.

10)  Agents - An agent with a buyer is your best friend.  Offer compensation to an agent who procures a buyer and pay them well.  Keep in mind, that the agent will be representing the buyer.  So now, you have "compensation without representation."  Commissions are negotiable. 

11)  Paperwork - Most title companies have a "for sale by owner" packet and will offer limited assistance for a few hundred dollars.  Also, many attorneys will offer assistance as well.  Filling the blanks is only part of the equation.  When you hire an agent you are paying for what they know and not for what they do.  You will be required to provide the buyers with a seller property disclosure statement.  This is the single most important item you will fill out.  This form must be filled out properly.  If not, it will get sorted out in a courtroom.  If you have questions seek qualified guidance.  Not knowing is not a defense.

12)  Curb appeal - it is vital that the home is appealing from the street.  Buyers are unforgiving and they do not like your home from the street - they will drive right by.

13)  Availablity -  Your home has to be available to show when BUYERS want to see it.  If not buyers will move on they simply have too many homes to choose from.  Relocation buyers are in town for a day or two and simply can not come back for Sunday's open house. 

13)  Price - There is only one reason a home does not sell - PRICE!  Even a vacant home with green flocked wallpaper with orange shag carpet will sell if the price is right.  For the record, I purchased a rental property several years ago with green flocked wallpaper and orange shag carpet for the right price.  Hey, I'm an investor and the price was right. 

As a "for sale by owner" buyers understand that since you are not paying a commission the buyer can "knock off" x% since you are not paying an agent.  Commission is built into the market.  The buyer is looking at value.  In order to sell you have to be the most compelling value.  If market value is $125,000 you need to be at $120,000 with still offering a buyer agent commission.  Guess what?  That IS the commission.  GREED gets in the way.  Most "for sale by owners" still want $125,000 and not pay an agent.  Fact is, most serious buyers have an agent.

A new roof, furnace or A/C will help sell the home faster, but it will not net more money.  Most buyers expect to have a home with a furnace.  A new furnace is nice but it is not a dollar for dollar return.  A furnace, roof, new paint and carpet are all MAINTENANCE items and buyers expect periodic replacement. 

14)  Exposure - Even a "for sale by owner" captures some MLS activity.  Buyers will drive neighborhoods and they will see your home when they are driving the neighborhood looking at homes on the MLS.  The newspaper is a waste of time.  A newspaper ad will attract agents to your home like bees to honey.  Does the newspaper sell homes?  The average age of last years buyer is in the mid thirties.  The average age of the newspaper reader - 52.  I would suggest websites such as Craigslist.org, and Postlets.com  I would also suggest a nice sign with a flyer box with color flyers and directional arrows.  When you are a FSBO you are really limited in the amount of exposure. 

I hope you find these tips on selling your home helpful.  If you decide to hire an agent in the future it is important to hire the right one.  You should interview SEVERAL agents from multiple firms.

Thanks,

David Matney, CRS,GRI

Alliance Real Estate

CLICK HERE for more information on interviewing Realtors when selling your home.

Once in a while I encounter a negative comment or two about blogging.  I was speaking to several agents from across the state and the conversation turned to blogging.  Most folks are very interested and I try to share the benefits of blogging and how it can help position yourself as the "source of the source" and the benefit of search engine placement. 

This person's commented that her broker does not allow blogging.  It was too much liability.  So ... does your Broker allow you to advertise?  Face facts, everything you do has potential liability.  What about having a blog to protect you from liability.  "Your honor, as you can see I have posted several public blogs about the importance of having a home inspection."  A blog in that situation is a protection against liability. 

I believe the real underlying issue is control.  Instead of what you are posting, they are afraid of posting... period.  What if your individual blog became the "source of the source?"  The public went directly to you for information and bypassed the Broker's website?  Brokers spend THOUSANDS of dollars to drive the public to their website.  An individual blog is now a threat to that position.  It also becomes a threat with search engine optimization. 

As an individual agent, you are an INDEPENDENT contractor.  YOU are in the business of self promotion.  If your broker does not allow you to blog - you should seriously consider who they are ultimately promoting.  Many companies big and small in our market readily encourage blogging.  Those that do believe in blogging are positioning themselves for success.  If your current Broker does not allow blogging then perhaps you should consider a different firm?

Several years ago when I first heard of blogging my initial thought was it was at most a novelty and I totally dismissed it.  I simply did not understand the POWER associated with blogging.  That was before I heard the term - search engine optimization.  Now, my thought is, "How can you afford NOT to blog?"  Real Estate is a contact sport and blogging is direct contact with the consumer.  I spoke with a potential client the other day and she mentioned several articles she had read on my blog.  It is also extremely beneficial in terms of education.  I have learned things on Activerain, that set you apart from the competition.  At 11:00 PM I can not call clients or show homes - but I write a quick post. 

Thanks,

David Matney, CRS,GRI

Alliance Real Estate