Green Homes Sell For More and Faster Than Other Homes:

Green homes sell for more and faster than other homes

The homes that underwent the strictest certification, being tested by third parties, and thus likely to be the “greenest” did even better. They commanded prices 25% higher than regular homes, says the ECert report by Seattle-based GreenWorks Realty. It evaluates data from the Northwest Multiple Listing Service, which began allowing real estate agents to mark homes as eco-certified in 2007

NOT, In Thomasville, Georgia Realtor’s here say that green homes need to be compatible to standard spec homes. It looks like the real estate market and realtors in Thomasville, Georgia are lost in the corn fields of reality when it comes to green homes.

Building Seattle Green

“In today’s changing market, this is an important finding for homeowners to consider,” noted Ben Kaufman, founder of GreenWorks Realty, who conducted the analysis. He added, “Environmentally certified homes offer homeowners a way to get the most value and sell more quickly.”

Environmentally certified homes include those certified by Built Green, Energy Star or LEED for Homes. From September 1, 2007 to March 31, 2008, 168 environmentally certified single-family new homes were sold in the City of Seattle out of a total of 848 new homes sold.

Here is some food for thought, realtors. Maybe you should try to offer your customer more then just square footage. I have seen in the last few months realtors pushing new spec homes that are being built to minimum code and below subdivision standards for $79/per foot. So if all of the realtors are showing these homes what about the sellers sitting on their homes for sale for a long time?

US Studies suggest eco-friendly property sells faster and for more than conventional buildings

Its report shows that environmentally certified new homes in King County sold between November 2009 and February 2010 sold for $71 more per square foot in 7% less time and made up 26% of the market.

Not in Thomasville, Georgia prefered agent listing is what sales first and more often, for the full commission.

The Words BY OWNER Realtors Using It As A Loophole!

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Real estate agents and sellers in the Thomasville, GA area like to create blogs that talk about energy efficient homes and be fast to list an old home built in 1940’s and call it energy efficient without any qualifications or proof of how much energy buyers are really saving, but the loophole for these realtor’s is the words “BY OWNER by stating these two words on a listing the Realtor is off the hook. When you see these words BY OWNER being used on a listing, it is suggested to double check the source, if you’re the interested buyer of course. So, buyers next time you’re considering buying a home with guarantees on energy efficient savings ask your Realtor how many Green Energy Efficient Qualified homes have they shown or sold? (0) and how much do they really know about green homes. You will see that their education on green homes are limited, but most are fast to sell you a bare minimum code homes at under $80/per square foot and call it Quality Home” or list a property with more square footage then it really has and use BY OWNER Do not get me wrong, homeowners can make energy efficient upgrades to their homes and now that the City of Thomasville is hoping to go green in offering homeowners financial assistance for their upgrades we encourage every homeowner to do so but their is a fine line between ‘ENERGY EFFICIENT UPGRADED FEATURES” to actually calling the entire home as ENERGY EFFICIENT. Consumers need to know that in order to call the entire home as an energy efficient one the entire home needs to be tested before the upgrades and then after. This will provide a HERS score that will determine how much the home efficiency yield by its improvements. Consumers just remember knowledge is power especially on such a large investment as a home.

Do some brokers cheat when listing square footage?
Realtors.com

Thomasville, GA. Energy Efficient Homes or a Realtors Selling Gimmick.

Home Energy Audits:

A home energy audit is often the first step in making your home more efficient. An audit can help you assess how much energy your home uses and evaluate what measures you can take to improve efficiency. But remember, audits alone don’t save energy. You need to implement the recommended improvements. ENERGY STAR provides extensive information about home improvement projects to enhance energy efficiency, lower utility bills, and increase comfort.

Hire a Professional Home Energy Auditor:

If you are interested in getting specific recommendations for improving the efficiency of your home, consider contacting a professional Home Energy Auditor. A professional auditor can use a variety of techniques and equipment to determine the energy efficiency of your home. Thorough audits often use equipment such as blower doors, which measure the extent of leaks in the building envelope, and infrared cameras, which reveal hard-to-detect areas of air infiltration and missing insulation. Your first step should be to contact your utility to see if they offer free or discounted energy audits to their customers. If not, you can hire a home energy professional, such as a certified Home Energy Rater, to evaluate your home’s energy efficiency.

To find out more about energy efficient homes visit http://www.capitalhomebuilders.com/ we are the first and only custom, green & smart home builders in south Georgia that has been actively implementing energy efficiency in their residential construction projects. Building homes to exceed minimum code homes and homes that will save you money as long as you own them.

If a real estate agent claims to have a property that is energy efficient they should be able to provide you with the documentation stating a HERS reading from the energy auditor of how much you will be saving on your energy bill with the improvements. Usually the more energy you save on a home the more value the home will have as well if a home had gone through the rigorous Energy Star program you can expect to pay a little more per square feet than a standard minimum code home. Simply because the systems that are implemented on the residence will cost more in order to provide the homebuyer with the savings and the comfort they will enjoy for years to come. Your real estate agent should not pass the responsibility to the seller by using the words energy efficient home as per owner all real estate agents and brokerage office are personally responsible for their listings and how they represent that listing and if the information on that property is not correct or misrepresented you as the home buyer have the right to pursuit legal action.

A smart consumer limits their risk of being deluded by their real estate agent that cannot provide documentation backing the property’s energy efficiency claims.

If you are in the process of purchasing a home and energy efficiency is one of your priorities consult with a Green Designated real estate agent or an EcoBroker Certified agent that has the training in this area of real estate properties that can best direct you in sorting out the energy efficiency property claims.
When buying an energy efficient home in Thomasville, GA. or an any other place.

Thomasville, Georgia – Good ol’ boy network – Alive and Well

Good ol’ boy network and its meaning: , or “Good old boys”, describes a system of social networking alleged to exist among communities and social strata. These networks are assumed to be located throughout the world and very prominent in small towns like Thomasville, GA. It is sometimes taken to refer to informal legal, judicial, social, religious, business, and political associations among members, (“good ol’ boys”).

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Some negative effects of the good ol’ boy network are its exclusion of others, leading to possibly limiting business transactions to other elites or to friends or acquaintances from within the network, to give friends better deals, and generally to reinforce traditional power structures over any other elements in the society.

Most consumers and sellers do not realize that some real estate agents and brokerage offices supporting these low to bare minimum code homes knowingly and pushing these homes to consumers are only doing so for its easy sell while many listings sit un shown for years and sellers jumping from brokerage companies in hopes that their properties are shown more often. While these new under minimum code homes are pushed to consumers for being the best of the best other home sellers sit listening to their listing agents advise them to lower their selling prices because new and bigger homes are being sold for rock bottom prices and these prices are possible because of cutting corners in building cost. Our building inspectors should be vigilant to these practices in order to protect the consumers in order for them to utmost acquire a home built to minimum code.
It’s becoming more and more common to find misrepresented listings and claiming the properties to be more efficient and misstating their square footage in order to manipulate the price/sq. ft. and by using the words (

By Owner)as a loophole for the real estate agent and is sadly tolerated while the consumer gets mislead only to find out they ended up on the shorter end of the deal. 

Whatever happened to looking beyond the square footage and weighing in the amenities of each property and negotiating and comparing property amenities and their individual situation for their low sale? Why is it that certain Realtors have their hands in the home building industry and their personal listings selling for full price or very close to listing price and others have to sell below apprised value? Is your Realtor telling you that your home is overpriced? One possible reason is that Realtors are pushing homes under $300,000 thousand with more than over 3,000sq.ft. being built to bare minimum code and possibly even below code and comparing all homes to these SQUARE FOOTAGE.  agents bringing buyers to these homes everyday while others trying not to loss their home are not getting shown. What type of service are these dual agents providing to all their sellers and not to mention their buyers? Consumers did you know that a dual agent is not allowed to negotiate for either party in this capacity? They would be breaking the law if they did. Why would you deal with an agent in this capacity? I pose this question. Would you hire a divorce attorney working for you soon ex-husband? same scenario.

The following is a True Story experienced by our company in this small town and evidence of the Good ‘O Boy network in action:

We began building custom homes in Cairo, GA and offering features that were not being offered by no other local builder in effort to provide home buyers with a higher quality home with luxury features specific to each home we built. As a new company in the area and in a small town, we wanted to hire local quality companies. We visited many construction sites in search for these companies since we did not find many companies in the traditional way through advertisements. We visited many construction site in Thomasville, GA looking at different subcontractors and their workmanship. Mind You Cairo GA. is a small town and it is approximately 10 minutes from Thomasville, GA.  We were searching for a good local trim company and wanted to have the opportunity to see the trim work as well and we noted some work being done on a new home being built. As we visited the site to look at the workmanship in order to consider the trim company, we spoke with the person doing the trim work which was a small one man operation local company. We looked around the home and liked their detailed work and we asked him if he would be interested in doing some work for us up in Cairo GA. The gentleman replied sure he would love to do the work We gave him one of our business cards and asked him to call us. To our surprise when he took a look at our business card and saw our company name he informed us that he would not be able to do any work for our company and if he did the Good old boy Network would not give him anymore work in Thomasville, GA. Mind you these times where booming with home sales. At that point we realized that the small town of Thomasville did not receive new comers in the real estate business very well and to our astonishment could not believe these form of band existed in today’s day and age.

So, it makes you think who is manipulating the real estate system? Sellers and buyers do not realize what really goes on behind the scenes until they personally have been affected by the same systems that placed them in their homes but by then it is to late and a bitter experience is achieved and all Realtors are grouped with the bad apples in the industry. We have spoken to enough people to know that there are many with the same sentiments but do not have the means to publish there opinions. Many in the industry are not very happy with our strong opinions and bringing these issues to light.

But these blog’s are meant to educate consumers with our experiences and knowledge of what we see happening in our community. If you the reader feel differently and do not care for the information you are more then welcome to exit this web page and we want to thank you for your visit but we like to express our freedom of speech which is one of our countries greatest rights.

No Justice in a corrupted small town

Holds a Florida & Georgia Real Estate License

In  Thomas County GA. you can not rely on county officials to make sure your home is built right.

Seller Beware: Is Your Agent Protecting Their Best Interest?

Just because you’re in a small town does NOT mean it has not happen.

Those who are regular readers of True Gotham know that this blog was born out of the necessity in my mind to dispel the used-car salesman persona of real estate agents.  Before I go further I want to say that I’m sure that there are a great deal of honest and ethical used-car salesman but I use that industry because well you know exactly why. I must also state that for the most part, the agents whom I have worked with recently have been of a higher ethical and professional caliber than I have seen over the past 17 years in the industry.  The bar is definitely being raised thanks in part to a much more savvy and demanding consumer. That said, it only takes one bad apple to spoil the bunch and oh boy are there some apples out there that are just rotten to the core.  The following example is precisely why some members of the public continue to distrust our profession.

Recently, a friend of mine who has been a top producing real estate agent for more than 20 years in the Manhattan real estate market had an experience with one such worm-infested, pesticide laden, poor excuse for an apple.  She is representing a seller who has been a long time friend and who’s children are friends with her children, etc.  They treat each other like sisters.  Due to some current financial changes, these people are selling their current home to move into one of the top public school districts in Manhattan.

On a recent Sunday, the husband visited an open house being conducted by one of this agent’s colleagues.  Immediately upon exiting the open house, the husband contacted his wife who reached out to her friend the agent to get comps and discuss the property.  This agent immediately reached out to her colleague who was representing the seller to get additional information on the property including an understanding of what comps were used to price the home.  Here’s the rub.  Instead of having the common courtesy, which MOST OF US DO, to reply to his colleague with the information requested, he contacted the client directly suggesting that if they worked with him directly they would have a better chance of procuring the apartment.  My friend then explained to her friend that based on this agent’s disgusting behavior, she would probably be best served by dealing directly with this sleazeball and she would coach her friend from the sidelines and forgo any commission…at least for now.

Now I know that many buyers out there feel like this is indeed the norm but I’m here to tell you that in my 17 years in the industry, it’s NOT.  With almost every property that I have sold in the past there has appeared the direct buyer who points out that s/he is not working with a broker as if that would give them an advantage over another bidder.  Here’s why that “advantage” doesn’t actually exist.

The buyer often believes that by going directly to the seller’s agent that they can either capitalize on the agent’s greed to collect the entire 6% (not out of the question unfortunately) or they have leverage to negotiate the price by a percentage of the agent’s commission (not likely particularly if you’re happen to be dealing with that greedy agent).  The problem lies in the fact that given the small percentage of deals that are done directly with no buyer’s agent, there is less of a chance that the seller’s agent will reduce the commission.  They would rather seize the opportunity to capitalize on the direct buyer.  In the boom market of the past decade where multiple offers were the norm, being a direct buyer may have given you some sort of advantage. But in today’s market of marathon negotiations, it makes much more sense to have an advocate on your side negotiating on your behalf.

Back to our scenario the rare occasion when you find yourself dealing with a greedy seller’s agent like this, the most important factor to consider is whether or not you trust your agent (representing you as a buyer) to do what is in your best interest which could unfortunately (for your agent) even be to step out of the transaction.  It’s times like these where you will see the true character of a real estate agent.  I’m very pleased to say that the buyer’s insistence on having her friend represent her in this transaction paid off and they are on the road to a successful purchase.

As for the uncooperative, self-serving seller’s agent, his reputation is becoming more tainted on a daily basis and I suspect that as the industry learns more about how he does business, his deal flow will begin to slow.  We can only hope.  By the way, not surprisingly, he does a greater number of direct deals than the norm.

Lastly, if you’re a seller and curious about the agents reputation whom you decide to hire, ask them what percentage of deals they do directly with no buyer’s agent.  If they answer more than 25%, you may want to further question them as I believe about 90% of transactions take place with each side being represented by their own respective agent.

And the reason this all matters is because you don’t want an agent like this to convince you to accept less money from a direct buyer in an effort to line their own pockets.

Douglas Heddings
June 9, 2009

Why ignorance prevails in Thomasville, GA With Energy Efficient Homes.

We are not going to mention names or brokerage office, but we will show you the remarks Posted by one local realtor. This information was found on the public MLS. This is not the only listing in Thomasville, GA from realtors claiming to be Energy Efficient on the Local MLS. I would like to know how the listing agent came to the conclusion that this home is Energy Efficient. Was it the 14 SEER A/C or he just looked at the house and said this home is energy efficient form experience? Too many realtors in Thomasville, Georgia jumping on the Green Wagon without knowing anything about what makes or what it takes to make a home green. To all of the realtors in Thomasville, GA you have to have documentation from a third party not because you the realtor say so and it can not be a documentation that one of your co-realtor did for you neither.

Dual agency disclosures fail homebuyers

A look at some of the worst-offending states Thomasville, in “Georgia”

By Steve Bergsman
Inman News

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Although some states ban the practice, called dual agency, in which the same real estate broker represents the buyer and seller in a real estate transaction, most states have settled for a kind of disclosure Band-Aid that doesn’t work well for consumers.

It’s a little like the warnings on cigarette packets about the dangers of tobacco that really don’t make much difference to those who really want to smoke.

I’m told that more states used to ban dual agency, but real estate associations lobbied hard for the passage of regulations that permit this “double-ending” as it is also referred to, in some form. So what we have ended up with is a kind of cigarette packet of regulations: “Yes, you can have dual agency (or some variation of it), but here’s your warning” — which is most often ignored.

The way it now works in some states: An agent or broker has to reveal to the homebuyer the possible ways that the buyer will be represented, including dual agency. The buyer signs a disclosure statement and everyone pushes on.

The problem is — and all real estate agents understand this — when consumers find a house they want to buy, they become so emotionally involved in the purchase that they barely listen to the legalities because they are focused only on two things: price and purchase.

Besides, they may end up signing many disclosure documents, so no matter what the documents say, it all gets lost in the shuffle of papers.

“A consumer will do much more due diligence and much more research buying a car, which is 1/20 the value and guaranteed to depreciate compared to a property,” said Tim Walters, a principal with The Home Buyers in Minneapolis. “They do much more research on car buying than on who will represent them in buying a home and what is the best way to purchase a house.”

Secondly, even if a consumer does, perchance, look at the disclosure, the wording is often so obtuse it’s really hard to discern the point being made.

Walters sent me the Minnesota disclosure, which begins: “Minnesota law requires that early in any relationship real estate brokers or salespersons discuss with consumers what type of agency representation or relationship they desire.” I’m not sure how to interpret the meaning of “early,” here, and the wording seems vague.

Walters said that in Minnesota disclosure is to be discussed at initial contact, though in practice that may not be the norm.

“The agency agreement is a legal-sized document of a page and a half and it is really remarkable how it is skimmed over,” he said. “You don’t go over it in detail, because it even says on the document that this is not a contract, just a disclosure.”

In Arizona, N. Mark Kramoltz, an attorney and real estate broker, abhors dual agency, calling it a “fiction” invented by the real estate industry to double-dip, or win commission for both sides of a sale.

“This is the biggest purchase of people’s (lives) and they deserve to have the best representation, the utmost loyalty and confidentiality, and dual agency automatically undercuts that,” he said.

Kramoltz is not a fan of Arizona’s disclosure form, which was created by the state REALTOR® association. “It says if there is going to be dual agency, then both the buyer and seller have to consent, but it doesn’t mean informed consent — only that they have to sign a document. The form gives weak notice that dual agency is not in the best interest of buyer and seller.”

Kramoltz said many agents now represent themselves as buyer’s agents, but will also take listings.

New Jersey requires disclosure at first significant contact, said Paul Howard of www.njhomebuyer.com and a member of the National Association of Exclusive Buyer Agents.

The big loophole in New Jersey is that brokers can advertise as being buyer’s agents, but they work for large companies that have listings.

The New Jersey disclosure statement, titled, “Real Estate Relationships,” does state that “to work as a dual agent, a firm must first obtain the informed written consent of the buyer and the seller,” but people who want to be dual agents minimize the effect of it, said Howard.

“I was in an online discussion and an agent commented that she explains the advantages of dual agency to her clients,” Howard said. “My reply was, ‘The state law requires that you tell what the disadvantages are.’ ”

The problem is a lack of proper disclosure, said John Sullivan, vice president of Buyer’s Edge Co. Inc. in Silver Spring, Md. “If consumers were more aware of their choices, there wouldn’t be a problem with dual agency, because no one in their right mind would do it.”

Sullivan works in Virginia, Maryland and Washington, D.C.

“The D.C.-area disclosure is probably the worst in the nation,” he said. “It says nothing more than the dual agent represents the buyer and seller. Virginia says much the same thing, with the addition that you might be entitled to other rights under the law, so here’s a citation — go look it up. Maryland’s law is so confounded it actually permits an agent working for a brokerage to perform functions that a broker cannot perform.”

As with other states, in Maryland and Washington, D.C., disclosures are to be made at the first scheduled meeting, which is always a problem. As the National Association of REALTORS®’ studies in the first decade of this century show, only about 30-35 percent of homebuyers received disclosure information in the first meeting, and as many as 22 percent didn’t received any disclosure at all.

Even before the recession, buyer representation lawsuits started to multiply significantly, according to a legal scan by NAR.

“State real estate associations lobbied for the passage of laws permitting dual agency,” said Bruce Hahn, president of the American Homeowners Grassroots Alliance. “But, it was short-sighted on their part because of all the problems that have (arisen), bad publicity, and damage done to the profession’s reputation.”

Steve Bergsman is a freelance writer in Arizona and author of several books. His latest book, “After the Fall: Opportunities and Strategies for Real Estate Investing in the Coming Decade,” has been ranked as a top-selling real estate investment book for the Amazon Kindle e-reader.