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November 25, 2006

NAR Got It Right & Greg is Correct Too

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Mega-Producing Realtor

Author website

I stand corrected – what I wrote was wrong. I said,

“Some interesting stats (that NAR should have evaluated but doesn’t dare – as it would look like they favored “traditional brokers” over the current crop of leeches)”

2006 NAR President, Tom Stevens did correctly evaluate that data and NAR did a wonderful job of it too. You can see it all here, in an article by Blanche Evans – who is, by far, the most well informed and relevant estate columnist around.

Greg Swann wrote about the extremely nutty Keith at Housing Panic and I laughed out loud when I read it. Greg – in a different post – wrote about Ace Reporter, Catherine Reagor – protesting her lack of relevant data analysis. He closed that post with:

Why are newspapers dying? How about because they refuse to tell the whole truth…?

I don’t believe that Catherine Reagor is refusing to tell the whole truth – I believe that she can not correctly evaluate relative importances or has an editor who has gone WAY out of his or her way (for years) to always make her look bad. Has she ever written anything that you (“you” here would be anyone reading this) thought, thinking to yourself, “Damn, that was good!”. Compare any random droppings from Blanche Evans to Catherine Reagor’s work and you will notice that Blanche tends to compare statistics so that after you read what she wrote, you are better informed – and now know more about the subject. But the quality of their real estate writing really isn’t true for everyone at the Arizona Republic, I’ve enjoyed reading Bob Golfen’s car columns for years – and even if I didn’t like the car he was writing about, I liked reading what he had to say about it. A couple of really bright and decent people in the editorial area there are Richard de Uriate and Doug MacEachern. Also, I don’t believe that the Arizona Republic would have anything to gain by intentionally withholding “the truth” – about any subject.

Giving any statistic without comparing it to SOMETHING RELEVANT tends to make the statement Read more

November 25, 2006

Keith at Housing Panic is for sale . . .

by

Suburban Phoenix Real Estate Broker

Author website

Who didn’t know?

Here is Keith from Housing Panic volunteering to “go easy on me”, to “pull his punches” — essentially to “take a dive”.

Why? Because he can’t bear up to the ridicule his ridiculous behavior incites.

Responding to this post, days late, Keith sent me this email (click here for full source — provided to prevent the wanker from trying to deny it):

From: housingpanic@yahoo.com
Subject: your choice
Date: November 25, 2006 11:18:34 AM MST
To: GregSwann@BloodhoundRealty.com

I’ll give you a choice.

1) A war with the thousands of HP’ers so harsh and loud your practice and reputation in Arizona likely wouldn’t survive (beyond the damage you’re doing yourself)

2) A truce

Here’s your post that is way beyond the pale, and made you look like some unprofessional weirdo. I’d suggest this be pulled by the weekend.

Your choice

Keith

Here is the specific language Keith is objecting to:

Finally, it might be nice if everyone would chip in to buy Keith at Housing Panic some lubricant. The poor sod has been Masturbating to Armageddon for months now, to no discernible result. It’s gotta chafe…

Here is a post, one of hundreds, in which you can witness Keith Masturbating to Armageddon.

It’s easy to make jokes about him, because the man is such an outsized fool, but, in fact, he is completely beyond parody. I used to think he might be dangerous, not so much anymore. Months ago, someone asked me to write a few words about him, and this is what I came up with:

We speak of trolls casually, but the Norse idea of the troll is a much more serious thing. A troll seeks chaos, another fine word ruined by overuse. I wrote once that a troll is “a spark of hell’s fire seeking ready tinder on the earth.”

This is what Keith is, a true troll. He has the gift of finding the evil bone in men with no will to evil. He tickles it until they become their worst possible selves.

The only true capital is human capital, which is not just mental but also moral power — not just the skill but also the will to do Read more

November 25, 2006

Be careful what you sign with broker . . .

by

Suburban Phoenix Real Estate Broker

Author website

This is me from yesterday’s Arizona Republic (permanent link):

 
Be careful what you sign with broker

When you sign a buyer-broker agreement with a Realtor, is there some law that says you must thereafter include that Realtor in the purchase of any home he or she showed you? Once you’ve “married” your agent, are you ever really “divorced”?

No such law.

Feeling relieved? You can stop that right now.

While there is no law binding you to your someday-to-be-former buyer’s agent, you may well have signed a contract that says that someday never comes. Or at least not soon.

Consider this, from the Arizona Association of Realtors Buyer Broker Agreement:

“e. Buyer agrees to pay such compensation if Buyer, within ____ calendar days after the termination of this Agreement, enters into an agreement to purchase, exchange, option or lease any Property shown to or negotiated on behalf of the Buyer by Broker during the term of this Agreement, unless Buyer enters into a subsequent buyer-broker exclusive employment agreement with another broker.”

The blank is filled in with a number, often 30, sometimes 90, although it could be anything. If you and your agent mutually agreed to 1,001 days, it would be two and three-quarter years before you are divorced.

Unless you sign another buyer-broker agreement.

This kind of holdover language is common in real estate employment contracts. It’s there to frustrate betrayal. If you make a whispering deal with the listing agent to cut your buyer’s agent out of the deal, that language cuts him right back in.

So how long is long enough to protect the buyer’s agent without unduly hamstringing the buyer? How about 15 days?

Or how about zero?

My attitude is, if you’re done with me, I’m done with you. Whatever you do after we’re divorced is your business.

But different agents will see this issue differently, and this is why buyers and sellers need to read, mark, learn and inwardly digest the contracts they are asked to sign. Very probably, the form you are looking at is not filled out to your advantage.

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November 25, 2006

Amazingly low foreclosure rate at a two year high . . .

by

Suburban Phoenix Real Estate Broker

Author website

It’s Saturday, the Arizona Republic‘s favorite day to piss on the real estate market. Today ace reporter Catherine Reagor informs us that foreclosures are up. “By how much?” you ask. You don’t read the Republic much, do you?

Instead of actual numbers we get all manner of obfuscation, scary anecdotes, out-of-context statistics and quotations from authorities of dubious authority.

But if you wade your way to the eleventh paragraph, you get to the real numbers. How many foreclosure auctions last month? One-hundred-thirty-three. An additional 1,186 homeowners got trustee notices, which means that if they don’t sell, refinance or catch up on their payments quickly, their homes will be auctioned.

I cannot tell you with certainly how many owned domiciles there are in Maricopa County. A million, at least. I feel bad for the 133 families who lost their homes in foreclosure auction, but I expect more homes than that burned down last month.

In other words, the change in the rate of foreclosures is interesting only because our foreclosure rate has been outrageously low over the last two years.

Why are newspapers dying? How about because they refuse to tell the whole truth…?

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November 25, 2006

Content piracy on the RE.net . . .

by

Suburban Phoenix Real Estate Broker

Author website

An aggregator weblog called Real Estate Chatter is resyndicating the feeds of these 25 real estate weblogs:

My presumption is that this is being done without permission — it was in the case of BloodhoundBlog. In other words, this seems to me to be a case of RSS feed piracy.

Good news: The site is run by an actual human being, Ian Holsman, who says he will remove feeds upon request — which he has done with BloodhoundBlog.

Why these dinks can’t just ask permission in the first place, I don’t know.

Lorelle on WordPress has much, much more on dealing with content theft — and her advice is not-for-WordPress-only.

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November 24, 2006

What IS Marketing Anyway?

by

Mega-Producing Realtor

Author website

In early 2006, the former president of Realtor.com, Steve Ozonian was appointed Chairman of the Board and Chief Executive Officer of Realty Information Systems, Inc. dba Help-U-Sell Real Estate. Just prior to this time, he was living in Laguna Niguel, California, where he had a home to sell. Would it have seemed “logical” or “right” for him to list his home with a Help U Sell agent? Probably, but that isn’t who he called. He first called, top selling Re/Max agent, Bob Wolff. Bob wouldn’t reduce his commission and Steve listed with someone else (I believe it was a Coldwell Banker agent who actually took and sold the listing). It was NOT a Help U Sell agent or a Help U Sell office. The closest Help U Sell office to Steve’s home was in Corona Del Mar, 21.8 miles away – a bit of distance, but not that far.

It says right there on that particular office’s landing page, “Full Service, BIG Savings! Licensed Professionals at a low set-fee” – and yet, Steve didn’t call them. Why? Was it the distance from Corona Del Mar to Dana Point? I don’t think so, I believe there was another more significant factor involved – marketing position.

What is successful marking? Is it “running an ad”? Is it sending a postcard? Wearing a nice suit and smiling? How about a “PR campaign”? Is that marketing?

Marketing is the “shelf space” you (or the product, or both) occupy in the mind of the prospect. Any product or person is thought of in “a certain way”. This may or may not be based on advertising – usually not. Think of someone you really trust. That person has a “position” in YOUR mind that says that they – and what they have to say – can be trusted. It can be depended upon. The most significant breakthrough on this subject (and still one of the most important books on this subject ever written) is “Positioning, The Battle For Your Mind” by Ries & Trout. The more recent, “The 22 Immutable Laws of Marketing” by Al Ries and Jack Trout is Read more

November 23, 2006

How not to take it in the shorts . . .

by

Suburban Phoenix Real Estate Broker

Author website

I had a confidential Ask the Broker question this morning, believe it or not. Glossing over the whole thing, the listing agent could have avoided the entire problem with this language in a counter-offer:

Buyer is aware that seller reserves the right to cancel this contract unilaterally and without recourse within ten days of acceptance, with earnest deposit refunded in full to the buyer, if the projected net proceeds to the seller from this transaction will not satisfy seller’s entire costs.

In other words, if it’s a short-sale, it’s a no-sale. I don’t know if this sort of contingency is common in other states. It’s not in Arizona, but it should be right now. Our contract is written with almost no outs for the seller, which I like, but it is entirely possible right now that sellers could be ham-strung by a deal they can’t afford to honor. Agency is looking out for the disasters no one else foresaw…

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November 23, 2006

A Bloodhound Thanksgiving . . .

by

Suburban Phoenix Real Estate Broker

Author website

Todd Tarson posted his Thanksgiving regimen, and I can identify with it even though our days will be very different. There is nothing I would rather do than work, so I just shoehorn it in where I can.

Cathy watches the parades, so she won’t mind me sitting at my desk for those few hours. We’ll take separate cars to her parents’ house so that Cameron and I can make our escape before our fidgeting becomes too pronounced. In truth, I like her family just fine, but there is a finite amount of time I can spend doing nothing.

Ayn Rand said, “Thanksgiving was a holiday established by productive people to celebrate the success of their work.” This I completely endorse. I need to research a hardware issue, and the nets should wail today as everyone takes the day off.

Be who you are. Do what you want. Have what you love. Happy Thanksgiving!

November 22, 2006

Trevor Responds and shows he is a nice guy

by

Mega-Producing Realtor

Author website

Anonymous Coward… Thank you for at least acknowledging that you are one. I have never seen the experience you are referring to take place here at JLSPCR. (I guess I am not even really clear what you are saying, in the first place though.)

Russell Shaw – 1.)Your point about making the MLS public is a great one. I will contemplate that, and rethink my philosophy.2.)I just plain think your wrong about Redfin, and I can’t imagine that we will be coming to a meeting of the minds anytime soon. My thought is this though… I don’t think Paul Allen’s Venture Capitalist Company, Vulcan Capital, would be investing in a company that is criminal or that will be shutting their doors anytime soon. I am taking a risk by applying Redfin… the same kind of risk as people who applied at Google did in 1998.

3.) Thank you for your objectivity regarding discount brokers. I think you are right about Help-U-Sell

Phil –
The reason my business model struggles in a traditional brokerage is because many traditional brokers are ripping agents off, becoming rich of their agents backs. The whole real estate industry needs a shake up, starting with the brokers. You can read my thoughts on this here: http://bluecollaragents.com/wordpress/?p=13

Phew… I think I answered most of the challenges. I think I want to take a break from blogging for a while and eat Turkey. Happy Thanksgiving everyone!

1. I totally agree with Trevor with regard to his comments to Anonymous Coward – I always have far more respect for opinions when they are connected to a real name.

2. I HAVE to point out that although I fully understand Trevor’s view’s regarding Paul Allen (because I once thought exactly the same way – if it was backed by Paul Allen I didn’t need to worry) the facts are that Mr. Allen has a track record of wasting HUGE amounts of money by investing in companies that wind up closing their doors once he stops feeding them. His post-Microsoft successes have all come from companies that were already quite prosperous and also had existing competent management teams, Read more

November 22, 2006

Thanksgiving Brutality: Eric Bogosian’s Talk Radio . . .

by

Suburban Phoenix Real Estate Broker

Author website

I like brutal art — no mercy, no quarter. I like any sort of brutality on the part of the artist, by which I mean the refusal to temporize or euphemize or in any other way permit the audience to gloss over or ignore reality. Understand, I don’t seek a gratuitous squalor, but rather an unforgiving acknowledgment that reality is what it is. This is what I love so much in the plays of Henrik Ibsen, who gives me ambiguous or tragic endings and teaches me more about real life than a dozen treatises.

All that is by way of introduction to a recommendation: The film Talk Radio by Oliver Stone and Eric Bogosian. It’s the most amazingly brutal film I’ve ever seen, absolutely no let-up from start to finish. I have Bogosian’s original playscript, but the film screenplay is substantially richer. Moreover, Stone’s camera tricks are superb; the film plays huge implication games with reflections, focus-shifting, facial reactions, etc. Similarly, Stewart Copeland (of The Police) provides a deeply disturbing score. Finally, the actors — especially Bogosian as radio talk show host Barry Champlain — are outstanding.

The film is “based on a true story,” the last days of Denver talk radio host Alan Berg, as documented in the book Talked to Death by Stephen Singular. But “true stories” are omnipresent and banal, where art is the thing that won’t turn you loose. I defy anyone to even breathe in Act III of Talk Radio. The film builds and builds until the tension is so immense it envelopes the room. And then, just when you can’t stand it, Stone and Bogosian throw the most horrifyingly perfect five minutes of agony right in your face, and you sweat and the tendons in your neck pop and you strain and you strain and you strain, desperate to turn away. But you can’t turn away, you can’t stand what you’re seeing and you can’t bear to miss a second of it.

Hedda Gabler, always, and Ghosts, and the fourth and fifth acts of Hamlet. I can think of more examples, but not many more. Great art says, Read more

November 22, 2006

Growth news: A big shoe drops in Goodyear . . .

by

Suburban Phoenix Real Estate Broker

Author website

Growth news abounds in today’s Arizona Republic. A new shopping center along the northern frontier of Phoenix. Accelerated improvements along the route of the SR-303 freeway in Surprise. And, in Goodyear, plans for a massive expansion of the city, along with a big told-ya-so for Greg.

The map at the right illustrates Goodyear’s plan. (If you click it it will open as a PDF.)

The yellow region is the current City of Goodyear.

The purple border is the Goodyear Planning Area — the regions Goodyear currently has plans to annex.

The region within the solid black border is the proposed planning area discussed in the newspaper article, 95 square miles of new Goodyear.

The region within the dashed black border is future expansion, the Goodyear of good years yet to come.

The red dashed line is a proposed route for the SR-303 freeway running south from the I-10 to the I-8. I have known for years that this would happen, but this is the first time this shoe has dropped in an official document.

You might look at that meandering freeway route and think, “Are they drunk? Did sage Euclid live and die in vain?” But remember that the purpose of that freeway is not to move traffic but to enrich the current and future owners of the land.

The ideal freeway route is through the Federally-owned desert preserve to the west. But the freeway isn’t being built to solve a traffic problem but to create one. No one lives there now. There is no need for a freeway. But all of that privately-owned land will become developable because of the proposed freeway route — and that is what the freeway is intended to do.

That’s as may be. It’s corrupt and demented, but it’s the way things are done here — and pretty much everywhere, in one sleazy way or another. What’s interesting to me is that the West Valley map I made last week is already dated. And: It would seem that the Phoenix real estate market is quite a bit healthier than some people are willing to allow…

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November 22, 2006

Will real estate sell for higher prices in the company of a stunningly beautiful super model? And: What should you do about the drool . . . ?

by

Realtor, Staging Consultant

Author website

Our dear friend and marketing guru, Richard Riccelli, shared this marketing idea. Brilliant.

The brokerage knows its target market, and my mom wouldn’t be in it. But Paramount Group wouldn’t want to sell her a home… and she couldn’t afford the houses they represent anyway.

I don’t think we have enough super models in Phoenix for anyone here to steal the idea. Wonder if Phoenix prospects would settle for our own stunningly beautiful supermodel, Odysseus…

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November 21, 2006

A pre-Thanksgiving thought-feast: Blogtalk, techtalk, Zillowtalk — and the mysterious allure of ephemeral catastrophe . . .

by

Suburban Phoenix Real Estate Broker

Author website

Jeff Brown has come out from Behind the Curtain. His new weblog (blogrolled, of course) is BawldGuy Talking.

The Hamptons Real Estate Blog (blogrolled) has also moved to a new WordPress platform. One less Blogger weblog out there. The speed at which people can abandon software platforms should give every Google investor pause.

On that subject, The Phoenix Real Estate Guy has news about a new Point 2 Agent weblogging platform.

The Landlord Blog has started a Carnival of Real Estate Investing. I like the specialization. There are some very smart people in that corner of the RE.net.

Kevin Boer at Three Oceans Realty has maps! I am ambivalent about whether map searching actually does anything to sell houses, but it’s slicker than whale snot anyway. Kevin also has a real estate office in two boxes.

RSS Pieces has a great article on choosing the right domain name.

Rent or buy? Ask Todd Tarson at MOCO Real Estate News. I’m on the bubble on this question, and, not to bust any bubblehead bubbles, but I’m selling more houses than I expected to at this time of year.

Greg Tracy at BlueRoof.com Blog argues that Zillow is relevant, accuracy be damned. I agree from a different direction. Zillow is the elephant in the room right now. Its relevance is a given. As the BalwdGuy says, Zillow might be Pong, ultimately just a blip on technology’s radar. Okayfine. But: Pong was big news for its time.

Send a prayer out, if you can, for Jonathan Dalton’s father. Pneumonia, the worst of house guests — shows up unexpectedly and takes forever to clear out. Take good care of your own selves, too, as the weather cools. Pneumonia is what you get when you tell yourself you can ignore a chest cold.

Hey! Where is Kris Berg? I hope some San Diego newspaper is paying her big bucks for her sprightly sense of humor. If not that, I hope her absence is explained by a big stack of new contracts.

Finally, it might be nice if everyone would chip in to buy Keith at Housing Panic some lubricant. The poor sod has been Masturbating to Read more

November 21, 2006

Dual Agency Smack-Down: The RE.net smacks back . . .

by

Suburban Phoenix Real Estate Broker

Author website

Here are some weblogs addressing the Dual Agency Smack-Down from their own points of view:

Whenever we talk about Dual Agency, the most fascinating remarks to me come from Christine Forgione at NY Houses 4 Sale. Because they’re still working from sub-agency, we look like aliens to each other.

More from New York from Douglas Heddings at True Gotham.

Daniel Rothamel at The Real Estate Zebra explains the industry’s ambivalence about Dual Agency with a sports metaphor.

And Ardell weighs in with two posts. I like to see her picking up Dustin’s link-a-bration slack…

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November 21, 2006

The Zillow.com shake-down: Deconstructing the NCRC complaint . . .

by

Suburban Phoenix Real Estate Broker

Author website

The NCRC complaint against Zillow.com was filed 26 days ago. Today we have the first detailing in the public prints of the bogus nature of the charges (subscription required):

Absent specific instances of harm, the complaint looks more like a scheme to grab some of Zillow’s publicity than a legitimate beef. The fact that the coalition didn’t contact the company about its concerns before it filed the complaint also looks suspiciously like grandstanding or a fishing expedition.

Worse yet, the Center for Responsible Appraisals and Valuations, an offshoot of the coalition, reportedly has hired a third party to offer an automated valuation model and site-visited appraisal services through one of the coalition’s own Web sites. That makes Zillow a competitor of the coalition.

The complaint also fails to explain why Zillow would be at fault if its inaccurate estimates were used to mislead low-income or minority buyers as the coalition contends. That’s important because it isn’t bad data, but rather, bad actors who should be held responsible for harm to the public. And thus it’s not Zillow, but rather, unethical realty and mortgage brokers who should be prosecuted when fraud or other crimes occur. And that’s true regardless of whether or not the victim happens to be of a low-income or minority group.

Moreover, where is the evidence that any other estimates of home values are more accurate than Zillow’s? After all, homes are sold every day for substantially more or less than the asking price due to multiple offers, price reductions and negotiation between buyers and sellers after homes are put on the market. Are sellers’ asking prices harmful to the public because they don’t necessarily present an accurate representation of a home’s value? Any estimate of value is by definition an opinion.

In the best of all possible worlds, inaccurate data wouldn’t exist or be tolerated. And yes, Zillow would be a better service if its estimates were more reliable. Yet, no one is obligated to use Zillow for any purpose whatsoever, and if the service offers little or no real benefit, so what? Until the coalition comes forward with specific instances of actual Read more

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Welcome to BloodhoundBlog, the national real estate industry marketing and technology weblog written by, for and about real estate professionals. Better yet, welcome to the wired world of real estate. We are busily inventing Real Estate 2.0 – technology, marketing, service and salesmanship. Like all Bloodhounds, we are smart, frisky and fiercely independent. We've built a spot on the earth – beloved over all – where each one of us can be who we are, no matter who that might be. We are committed to an idea of excellence that will flush the bums, the con-men and the crybabies out of the real estate industry. If you yearn to have your failures excused, your moral lapses absolved or your boo-boos kissed, seek elsewhere. But if you are sick to death of mediocrity – welcome home. Read all about us, subscribe to our feed and steel yourself for the hunt. We work hard, we play hard, we learn everything we can – and we bow to no one.

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