so that's kind of exciting that people are actually watching the show and enjoying what we have to say about really good song i'm very encouraged and it can only get better that's right that's right well today you picked a very very interesting and that's juicing you're selling broker right and so we're going to talk today about choosing your selling broker and wiley and i have some great ideas on how to select that that broker and we hope you enjoy today show any time that you have any questions please feel free to call wally at six one seven three four seven two three six seven or call lee at six one seven eight six nine seven four four eight we're happy to answer any questions you have at all about real estate at any time our phones are on pretty much twenty four seven and we're happy to help out with any questions that you may have and i are in the real estate business and we enjoy being informative to the public and in trying to get people to understand all the different types of transactions in the things that happen during transactions of buying selling your home and today again we're going to try to focus closely on choosing your selling broca wiley what are your opening thoughts on how that process should stack well it's a very very important part of the whole picture you need somebody that knows the town that you're going to purchase the house in and somebody who hopefully has had a lot of experience and they they have to know what what the market where the market stands and the market is up to changes frequently is every six months and  area comparables of very very important what did other homes in the area sell for at this particular time and you need somebody that is willing to take the time to make that study bring the information back to you remember the broker works for you eventually he's going to get paid and you other one that is paying him so that there's really not anything the truth should not expect him to do at your request and it's very important that you get the information for you the broker and anyone else that is involved to make the right decision and the first decision you have to make is probably the most important what is the price going to be and in today's today's economy the pricing is just so so sensitive it is they have to be priced right or they're going to sit for a long time  important and we have all seen that happen i don't care what really state office it is in the community they've all had situations where they thought it was priced right but the public doesn't agree and the house sits there and it's costing the owner money every month that goes by that the sale isn't made so that is is really their the most important thing that you have to do and that's going to  if you hit the right price it's amazing how rapidly they can sell well let's step back a second yes and let's talk about the process itself the c m a the study that is done right want to bring us up to speed a little bit on how you see that the that the customer gets cussed comfortable with the entire layout of how we get to the price while in and you commit any time needs to sell for or thinks he needs to sell for and this way it weighs many factors come into this and the condition of the house is a big thing and nobody likes to admit that the they haven't taken care of a piece of property perhaps as well as they should but that reflects some on the price then you make a study of what the houses in the same area are of the same type of house have sold for and in condition condition of that addition is is a big factor and then make a study and it's all computerized of what the comparable comparable houses in a similar neighborhood and what they are selling for right so a complete study is done a complete package is put together father salar that's correct and then that's presented to the seller yes and we go through all the different comps versus other properties that are a condition of the home versus the property right they can see what the proper pricing structure should be farther your home right and one of the things that is pulling against that is sometimes the need that the seller has to have a certain amount of money and that really is irrelevant to the buyer right he he does not want to hear that he's not interested in that and he's not going to be motivated by that so the selling broker really has a very difficult job some time to arrive at what is considered fair market price but here in belmont we've seen many cases where houses have been overpriced and they have set there for i've read one now three hundred something days it's been sitting there and we have seen some that have sold the same day as the first open house so that's a very very important thing and it's really the broker is negotiating with the owner to get a certain price and then he has to look forward to the negotiation that comes with the proposed buyer but that's a little further down the road well there's in saying that some people are upside down and what we mean by upside down in the economic times like this is they don't have enough money to to move on the they may owe more on the mortgage than the house family price yes let's talk a little bit about that so so the the study is down the c m a is done it's presented to the seller all the information is reviewed and then the  broker makes a recommendation on price correct that is correct yes and he gives he states all the reasons why based on condition location and any other the arguable the out and i have heard  gentleman that you and i work for many times say look i have collected the information to the best of my ability and he is a very very knowledgeable guy but it is your house and we will put any price on it that you want but i strongly recommend that you stay within the range maybe of five percent range of what i have the work that i have done to establish the price and schools the problems with the house the upgrades that have been done to the house yes these are all major fact is in decisions to come up with the right pricing father at home would you agree i absolutely absolutely and neighborhoods and schools i'm just amazed at the strong position on this the amount of thought that is giving to various schools the belmont school system as we all know is excellent and was surrounded by towns that have also very good school systems and it's amazing the additional price that you can get because of the school let's talk a little bit about that people one of the first questions people ask what school districts are we have right and how far is it to the school now this is a little trick that i'll let you in on i get when i'm going to the first open house i always clock the distance from the grammar school to the house because i promise you if anyone is serious in looking at that house and his youngsters in the grammar school they want to know how far they're going to walk now you and i walked two miles uphill both ways when we were kids but that's a strong factor so just as i'm dr drew i drive by the grammar school i put the odometer ron and go go to the open house and i mark that down and invariably that's the question i get asked the most well it's an important question you know that lot of people ask about the schools in what school district there and because that's one of the most important factors to them other than the home yeah let's get back a little bit in talk about the agent talking about the hiring of the agent is selling agent right what other important factors do you think are involved in choosing that selling agent do you think that i was thinking about a good agent that listens to you needs oh yes i do good agents that can explain things to you about the community about the home you're buying the whole ball of wax right and even things this is getting back to the schools and i don't want to emphasize that too much but many people interested in what programs available to the youngsters that is extra curricular sports programs and recreational programs you know in in this day and age when you and i were brought up probably only one parent was working and today both parents work and they have to make adjustments and the town and the location can play a very very important part in that you and i know this one particular district in belmont that people lean to because of those activities they seem to be able to have more and therefore more people are interested in living in that area and there's no difference in the education they get because all of belmont schools do a great job but there's many factors that go into it and what is available from the town to the home buyer to the residence is a very important and especially the young people yeah that's it that's all very important we think about the the agent who will work the hardest for you and terms of putting in hours of the day whether it be weekdays weekends and so forth of exactly right you know i think most of the agents in belmont do  agent is up on what the market will bear what the conditions are and he knows better than you do the condition of your house from an objective point of view you live in a house for forty years you become very attached to it and you become so attached that you don't notice well gee the doors don't close as well as they did when we moved here well that's ok we'll just give it a little tap with the little things like that and that all comes into play when you're trying to sell the house to a buyer who is making the largest investment of their life well what about interviewing agents of father particular that sale  e selling of their home or the yeah that's that's a wise thing especially if you're somebody that perhaps hasn't been in town for as long as somebody else and you may know somebody from the soccer games that is an agent but that doesn't tell you how they perform so inquiring of other people that have bought how houses through this person is an  to get some feedback but you need somebody that's going to while they're concentrating on your house will be available any time for any purpose whatsoever and i've had people call me at home when her at the dinner table and you know say gee do you think they'll fix the back stay is right well i can't say yes they will fix the back stairs but i usually say something to the effect that's a reasonable request i will take it up with them and i'll get back to you and get it back to that person is very very important so then the agent that would be representing the sale your house i know you and i know the folks that we work with that at our office are available pretty much day and night because this is there's an interest here at the interest to try to help sell that home for the salla in the interest for us to you know move that thing forward so that we find the right by a father father that sounds right that's right and you're only as good as your reputation and your last sale so it better you better put your best foot forward so saying all that most brokers in our in our area you know i work full time at this they work full time they consider this a full time job because they're ready to move forward with anyone that needs help and selling i've recently bumped into an old friend that i've known for a long time who was about ready to sell his house and he said you know i know you're in the real estate business and he said i need some advice i sure what your problem he said i don't know what brokers so like now in my pressured days i'd say you don't need anyone else you just signed me up but he was a friend and he asked me in good faith and i answered  faith i said many many people will interview three brokers and get the information and then make a decision on the one that they think will do the best job for them and he thanked me profusely he said that's the best advice i ever got and he went out got three other brokers that didn't include me but that's that was his decision to make and he and i a still friends and that's that the way it is it can get very competitive ben kennedy when a seller is trying to choose the the right broker eat doesn't just come down to personality but it comes down to a lot of different factors a knowledge is knowledge and if i could just interrupt you for a moment like you're better off having somebody that is familiar with the price range that john looking after rather than somebody that maybe is selling the several million dollar houses and you can't afford that are you know that's not what you have in mind there's a certain expertise and there's a certain clientele for each free age right and it's very important that the broker can relate to people that would be buying that right type of property terminology is something people struggle with as as a seller as very very important very important to get as much up on top of the table as you can in dealing with the seller and then when the buyers come through on the open houses find we may be getting a little bit ahead but i have found i mean i've had some houses that have been occupied by the same family for a long time and belmont belmont is basically a home of older houses and there are things that go wrong after forty of fifty years and i have found if you're honest with people look i know the heating system is old it worked last or while hoping it's going to work next winter but it is forty years old and we realize that and we've taken that into consideration in the price so that's not something we can guarantee is it going to happen sure that people respect you more for telling them exactly the condition of the house this is not in lieu of an inspection because the inspection as you know goes through with a fine tooth comb but just the general condition of the house it's very important i want to emphasize one thing about the the selling agent the selling agent is the to work for the sell absolute very very important give everyone on the stand that the selling agent is there to work for the seller are you trying to do the very best and get that cell of the most of mana money that you possibly can all offices but we want to make sure that when you are you're representing the seller in not representing the buyer that's right yes i i got into a situation through showing open houses and it was a very old house in belmont and i was representing the seller i was contacted by the self from having several open houses there was a couple that came through that like the house very much and they wanted to make an offer on it and they wanted me to represent them and i said i really can't do that because i'm i have a responsibility to get the cell of the best possible price that i can but i said you we could get somebody else to represent you sure am we we got somebody else in the office who was a first class broker and we negotiated back and forth in the world lot of things that we had to discuss it it wasn't you know one of these things that just took place and five minutes it went on for hours and the cut days and we finally reached an agreement and there was even negotiation after the inspection the long and short of it is the seller was very happy with the performance and the buyers were very happy with what they got and we're all very close friends now good well there's a lot of different subjects to cover during the entire state season wally and this certainly is a most important subject you know and we're running out of time believe it or not having we're having so much fun here we're running out of time i do want to emphasize that you can get ahold of wally at six one seven three four seven two three six seven we're happy to answer any questions at all on real estate or help you in any way with your real estate needs or you can call leap at six one seven eight six nine seven four four eight and again wally and i work together and we're happy to answer any questions that you will have regarding real estate the sale of your home  when if you're looking for a home and we're going to do our next episode in a few weeks and we'll put we pick there are so many great subjects to pick so that we can educate the public on real estate we just want you to know  and if anyone has any thing that they would like us to cover would be happy to do that give either lee or i a call and i guess if you have criticisms we should hear those too so don't be afraid to call us