Charleston, SC Posts

In December of last year, I submitted an offer for a buyer on a 3 BR 2500 sqft home in Goose Creek, SC.  The seller was transferred out of the area due to the military.  The listing price was $208,000.  We offered $200,000 and they countered at $206,000.  The buyer wanted to hold their ground at $200,000.  Due to the time of year (slower sales) and for the state of the market given the builder was building the same house for $17,000 less, I felt it was a great offer.  The agent said the seller couldn't do it because they would be bringing $6000 to the table.  I asked the agent to ask the seller to reconsider and view it as 6 more mortgage payments if the house didn't sell.  They refused.  She felt confident in her pricing. So my buyer walked away and said we'll just keep looking.  While she and her husband were qualified for significantly more, they had already predetermined a price that they did not want to go over.  We found another great house for my client just one neighborhood over that was 5 BR 2700 sqft and she got it for $200,000. It had a better lot that was wooded and it couldn't have been more perfect!  It's now been almost 9 months and the other house is STILL on the market and the price hasn't changed.

No one likes to bring money to the table. I understand, but it's a buyer's market and the reality is that house prices have dropped, there are lots of choices, and a bigger better deal is probably just around the corner if seller doesn't want to play ball.  When I consult with sellers that receive an offer that results in a negative net, especially my military clients that have to move or PCS, it's important to look at the big picture of the market.  Sales are down by 40% from last year.  While there has been a 2 percent increase last month, let's not forget that we are still negative 38%! It makes me cringe for my military clients to bring money to the table because I know their transition is a must and the money is often tight.  The last 3 clients that had to bring money to the table were military transferees.  One had to pull money out of an IRA, one borrowed money from parents and the other had to go to the bank to borrow money.   The pain of being separated from a spouse or family member, the extra mortgage payments and other carrying costs is just worth being done with the house even if it hurts the pocketbook.  Unfortunately as a Realtor, I do not create the market.  I wish I could!  My job is to help sellers respond to it by making good choices on pricing, staging recommendations and any other items that might need to be done to get the house sold to so that the sellers can get where they want to go on time.  It's unfortunate to see houses still on the market when I know an offer has been submitted several months ago.  I have been in that boat with a seller.  There's an old saying in this business that the first offer is usually the best.

If you are in Charleston, SC or thinking of making a visit, you have to stop by the Windjammer, on the Isle of Palms. First, they have the best cheeseburgers and tater tots and that is a must; there are plenty of other great items on the menu too.  Stop by any day of the week and hang out on the deck and enjoy the beachfront view from the picnic tables or catch one of the volleyball games from the lower deck.  All year round, you can catch great live music in the evening with some big headliners like Sister Hazel, Hootie and the Blowfish, Big Head Todd and Cowboy Mouth and many other up and coming or local artists.  This intimate venue is great for music lovers because there's not a bad seat, I mean standing spot, in the house.  Get cozy and personal with the band.  Be forewarned, this place is packed out in the summer and on weekend nights.  Getting a refresher might be tough but no fear, check out the back deck bar anytime for easy access.  You can check out their website for the calendar for live music and more.  The Windjammer is also famously known for their Sunday afternoon bikini bashes in the summer.   A popular radio station hosts the event on the back deck.  I spent many a day and nights at this spot in my younger years and I have many fond memories of good times! You can also always check out the view of the surf, the volleyball court, the deck, or the bar at The Jammer Cam.

Can we petition that ALL the cell phone companies decided on standardization for voice mail functions. i.e. ALWAYS... press 1 to go directly to voicemail.  Press 2 to send a page, and so on.  It's drives me absolutely bonkers to get voice mail to press 1 to expedite the process of getting to voice mail to then get a pre-recorded message that button was invalid and then to take more time to say, please wait until the beep to leave your message, press * for more options, or 3 to turn the coffee maker on or whatever.  Ugh!!!!!!  For future reference on my voice mail...you can passby the message by pressing 1.

You may have heard that the housing bill passed two weeks ago will end Downpayment Assistance Programs on September 30th, 2008. However, it's important that you know that recently, many government investors have begun proactively eliminating the program in advance of that deadline, like Chase. As one of the market lenders in the banking industry, they do set many trends which means other banks will follow suit.  I have been given information from one of my lenders that the guidelines they have set for their bank is that all FHA loans that use Seller Paid Down Payment Assistance Programs must be closed and funded (disbursed) by Wednesday, September 10, 2008!!!  Schedule your closing before this date to ensure funding!  This means that if you do not have a ratified contract in hand by the end of next week in order for it to get to underwriting, you will narrow your chances of being able to take advantage of this program!  There are some great deals out there and some willing sellers that want to participate in this program before it's too late.  Seller participation of this program means you can stil purchase a home with little to no money down.

If you are a buyer, ask me how you can buy a house with little to no money down before this program ends. If you are a seller, ask me how you can take advantage of this to help expedite the sale of your home before this opportunity ends. TIME IS OF THE ESSENCE!

www.CharlestonRelocationExpert.com

Finally, the air date for my House Hunters debut will be Sunday, August 17, 2008 at 8pm and on August 18th at 12am on the HGTV channel (for locals that's Time Warner channel 39 and Comcast channel 98).  House Hunters is a behind the scenes look as buyers decide on a home. There are many things that go into a buyer's decision to purchase and it's quite an emotional decision for most.  We sold my clients home in Huger, a contemporary manufactured home on an acre of land on Bates Pond, that was a little far away from town.  The reason for their relocation was to find a community for the children that were coming to live with them.  The community was probably as big of a decision as the house.  Having amenities for the kids, lots of neighbors with children, and sidewalks to ride bikes were at the top of the list to help the children adjust to their new location. The show was filmed on two separate occasions.  The first half was in December 2008 to film the house choices and then they came back in January 2008 to film after the buyers moved in the home they selected.  Overall, it was a good experience although a little chaotic since it was filmed right before Christmas.   You never know how they will portray you and what they will cut and include. 

I have to say first, that it wasn't that easy.  A) We started at 8am and worked until 7pm each day of the filming.  There were 4 days of film and thankfully, I was only needed for 2 of them.   B)These buyers didn't just see 3 houses and then make a choice of the three.  They saw 12-15 houses over a 10 day period prior to choosing one to write a contract on one.   It's was so decisive which is okay.  I just don't want people to believe that it is always that easy, although sometimes it is.  Please do not think that realtors just show 3 houses and then get paid. It really was not that easy!  There were serious negotiations that took place to get them their home, not just with the price and terms, but also with the home inspection.  The job for the realtor doesn't just end after the contract is written.  There are many obstacles that can come up in any transaction and you need an experienced realtor to have you navigate them.   If you are considering a purchase, call me to set up a Buyer's Orientation seminar to learn about this process and learn how to protect yourself as a Buyer.

On a side note about other reality real estate shows...I'm not as crazy some of the shows, particularly, the "Get it Sold" show because of some of the same reasons.  It's just not that easy and can possibly paint an unrealistic picture for a seller.   A) Houses don't get sold at Open Houses.  B) It's easy to get people to come walk through an Open House when people know they are going to be on TV. At $4 a gallon, we do not see people coming to Open Houses unless they are on a main road.  

I do believe the staging and the changes they make do impact the sale of a home.  It's important to consult a professional home stager for help with this area in conjunction with an experienced realtor that can help you navigate the sale of your home.  Please call or email me if you need help selling your home.  One of my most valuable resources is my professional staging company, First Impressions, and they are part of my marketing plan to get your home sold.  To date, I have served over 150 families take part in the American Dream of owning or selling real estate.  Let my experience work for you. 

The market has serious problems.

You need a realtor with serious solutions.

Call or email the Charleston Relocation Expert at 843-572-0518 or michele@CharlestonRelocationExperts.com.

Wescott Plantation is located in Dorchester County off Dorchester Road.  It's known as a golf course community in the midst of popular Dorchester 2 school district.  Its amenities include pools, gorgeous clubhouse with a beautiful wrap around porch, a 27 hole Golf Course (3 equal nine hole routes), and walking and biking trails.  Wescott has 3 convenient entrances making I-26, 526, Charleston AFB, shopping and restaurants accessible!  The main entrance is off Dorchester Rd, but two new entrances provide access from Ashley Phosphate Rd and Ladson Rd.  There are many different subsection creating smaller knit communities within this large neighborhood. 

This prestigious and well maintained home in Westcott Plantation at 5 BR 3 BA 2850 SQ plus a Bonus Room was just listed at $289,000.  If you need room to grow, this is the house for you! All rooms in this exceptional home are custom painted with neutral colors, have abundant windows and plentiful storage. The expansive Foyer introduces the study with a bay window on the left and a large Formal Dining Room on the right. The Dining Room is accented with a tray ceiling, crownmolding, chair rail and picture frame molding. The generous Great Room boasts a 20 foot ceiling with custom mantel gas fireplace and you will enjoy the easy maintenance hardwood flooring that flows from the foyer, Dining Room and Great Room. The Great Room opens a Gourmet Kitchen offering 42" maple cabinets accented with crown molding, stainless steel appliances including an Extra Large LG refrigerator with bottom freezer and Corian countertops with seamless sink. A large island provides extra counter space warmed by recessed lighting.  The breakfast area looks out to the screen porch. The kitchen is also equipped with a pantry and extra large storage closet on the way to the garage.  The Den located off the Great Room has an adjacent Full Bath and closet and is currently used as the fifth bedroom. This downstairs bedroom would be great for a mother-in-law suite. An oversized Laundry Room with extra storage and sink completes the first floor. The second floor is presents a dramatic overlook into the great room below, and features a master suite separate from the other three oversized Bedrooms, and a tremendous Bonus/Media Room that is 12 feet by 20 feet! The Master suite is highlighted by volume ceilings. The luxurious private en suite bath featuring a glass enclosed shower, dual vanities and a relaxing garden tub. For the shop-o-holic in all of us, there's his and hers Walk-in Closets.  The hall bath shared by the other 3 bedrooms also has dual vanities. A Screened Porch overlooks the backyard of this exceptional home and is surrounded by woodlands and premium landscaping.  The playground set will convey.  The seller has made many extra improvements: extra shelving in closets, 2" wood faux blinds, upgraded lighting fixtures, upgraded hardware in bathrooms and kitchen cabinets, ceiling fans in all bedrooms plus the screen porch, mulch playground, lush landscaping and more! Click here to view a virtual tour of this property.  To view this home or any other home, contact the Charleston Relocation Expert on the web or at 843-572-0518.

I was invited to a Builder focus group for Eastwood Homes last week for a new community in Brickhope Greens in Goose Creek, less than 3 miles from the Naval Weapons Station.  It's a great neighborhood in proximity to the base and very convenient to I-26 and 526.  I have to say that I was very impressed with this builder's logic in getting just a few agents that have already sold in an area to meet to discuss what are buyers looking i.e. upgrades, price points, incentives, etc.  All of the agents selected were known for working with the military community.  The builder and their sales agent staff were very open and receptive to the group and it was a nice open forum to hear what other realtors were saying which confirmed some of my thoughts about the market and buyer wants and needs. 

I will diverge here for a second: Fact is buyers want a great price with all the upgrades and incentives!  It's tough to compete with a builder at rock bottom prices right now in our market. It's important for buyers to consider upgrades and choices in their new construction that might affect a sale in the future.  There are some things that are classic like hardwood floors.  I was with a young couple yesterday making design choices and was impressed with their consideration for their future sale in selecting options that would make a difference to a buyer in the future like upgraded cabinets, solid surface countertops, neutral colors, etc. 

Back to the topic: Even more impressive was that they builder asked how we can help you the agent. What can we do better? Wow! Who ever consider the realtor?  How nice this was to interject a few cents about how we view the process and communication of the builder as being intregal to the successful transaction.  If only all builders were so aware of this!

This builder started this on their last project in another area of town and they were quite successful.  I believe they will continue their success as they are focusing in the right area to prepare for their project.  They were very receptive to our comments and I look forward to visiting their community and selling their homes. 

The United States Coast Guard has kept our waterways safe and secure for 218 years.  On its birthday this August the 4^th, it's a wonderful time to reflect on its history and more importantly give thanks to those who have served.  The Coast Guard dates back to 1790 and is the 5^th branch of the US military.  Their primary mission is to enforce maritime law while protecting our economic interest and safety. They fight the illegal drugs war from the water borders and save lives including more than a million people. Protecting our shores is a daunting task and the smallest branch of the military has been charged with the challenge. About 40,000 men and woman are on active duty.  On an average day, the Coast Guard saves 14 lives, assists 98 people in distress, halts 17 illegal migrants and seizes almost $13 million in illegal drugs.  The Coast Guard motto is Semper Paratus, meaning "Always Ready."  Happy Birthday US Coast Guard! Thank you for your service to our great country.  Charleston, SC is proud to be home to USCG Sector Charleston.

The Charleston Relocation Expert is "always ready" to serve you when you are ready to purchase or sell a home in the Charleston area. We also offer destination relocation assistance to help you find a qualified agent at your next duty station to serve your best interests.

michele@CharlestonRelocationExperts.com

843.572.0518