I worked the deli counter at a small market a block from Sing Sing Prison for much of my youth. The place was open from 5:30am until after midnight, specifically to serve the 3 shifts of prison guards from the Big House. They came in tired and burned after 8-12 hours or more with inmates, and we had them leave happy. I worked the night shift, and after a huge rush of dozens of sandwiches and hot dinners, I had to completely break down and clean the counter & steam table and close up shop before leaving at 1am. I seldom stayed more than 15 minutes past closing. My best friend’s father owned the place, and it was one of the best working experiences I ever had. 

Recently, dutiful husband that I am, I called my wife en route home to ask if she wanted me to pick anything up before returning home. “YES,” came the reply. “I’ve had a day. Luke has tons of homework, Catherine is being difficult, Gregory…wa wa wa …” You get the picture. Dinner, if I wanted it, would not come from the skilled hands of my bride. 

LICENSE TO SPEND MONEY! I could get anything I wanted, but the trick is waiting. The answer: a deli. Substantial, quick, relatively inexpensive. And off to the main drag went I, where there was a sidewalk fair to mark the summer season. Live music, tables with goods outside, and a festive atmosphere. I love his town. 

I walked in at 6:40pm, and gave my order: A nice Italian combo. 

No. 

The cold cuts were closed. 

I checked my watch and glanced back at the cold cuts. Twenty minutes until closing, and the cold cuts were open in the meat case. 

“I already cleaned the meat cutter.”

Stunned silence. 

Seriously? 

The cold cuts were closed TWENTY MINUTES before closing in a delicatessen? In New York? 

I flashed back to large, hulking prison guards from Sing Sing knocking on the glass door at Southside Market and asking me to open up after locking the door and sheepishly asking me to get them something before their 40 minute commute home after working a double shift with felons and murderers. I opened the doors and cleaned my counter a second time. It was my job, and I was making $3.50 and hour (it was 1985). Wedge, coffee, chips, napkin, soda, straw. 

I came back to my counter friend in 2011, and paused for a moment, and decided that I’d prefer not to argue. I couldn’t explain my thoughts to this guy and still eat before putting my kids to bed. So I said “OK,” and turned to find another place where they wanted to feed me. 

Seeing I was leaving, he said “wait” and offered me something which wouldn’t require the meat slicer. And I went home with a chicken cutlet. After which I went on Yelp and posted the following two-star review:

Great food. Well prepared. Huge selection. 

Unbelievable.

In this counter worker’s mind he may have saved a customer, but he didn’t. He saved a $6 sale because I was hungry and food was 3 feet away. I have worked in hospitality and food services plenty in my life and that may be why real estate does not seem as hurculean as it does to some. I understand that kitchens close at a certain hour and I know that if you don’t run a business like a business you won’t remain in business. This is not one of those times. If you really want to give good service in any industry, you may have to clean your metaphorical meat slicer twice. 

On Friday morning I checked my email and found an online inquiry from about 11pm the prior evening asking to see one of my listings in what amounted to a few short hours. There are two offers on that property, contracts are out, and the homeowner could not possibly confirm the showing on such short notice, so I asked one of my better buyer agents to reach out to the person and offer to show the property at another time as a backup. 

Today, I got an email from the person. It wasn’t terribly happy in tone, and told me to straighten out my office politics. The guy only wanted to speak with the listing agent, not a showing agent, because the listing agent would know more about the property. 

My response was as follows:

Hi,

Phil Faranda

The person wrote back and insisted that the “agent never saw the property.” Obviously, he wants me only or no go. So be it.

I have a few thoughts on this. 

• I have never seen most of the properties I show buyers. We seldom preview in this market. 
• If the person does have questions, the agent can get answers from the listing agent (who, in this case, is me). We do this all the time. 
• If the buyer insists on dealing directly with the listing agent, he will be unrepresented. He will have no advocate. I work for the seller. 
• If the buyer is not interested in the property, they’ll just move onto the next property and the next listing agent. We won’t acquire him as a client unless he loves our bubbly charm or good looks.
• The person seems cut from the cloth of thought that thinks that dealing with a listing agent directly is the best way to get a good deal. This is a huge fallacy. It is hard to get a true bargain without an advocate.  

May 2011 marks the anniversary of the first month after the stimulus ended. That’s right, it has been a solid year since the mad rush to get a house purchase under contract by April 30. And as many of us in the industry remember, the market stalled after that. Closings in May 2010 were stimulus closings (the deadline for closing was eventually extended to September), so the comparison to May 2011 is skewed some, but the year look back gives useful perspective. 

For the period of May 1, 2011 through May 31, 2011, Ossining had 5 single family homes close at a median sale price of $382,000. 

In the same period, May of 2010, 12 homes closed at a median price of $445,000. 

Clearly, volume and values are down, but the further we go out from the stimulus period of 2010 the more organic and less stimulus-influenced the results become. Interpreting the results is not straight forward- was 2011 that bad? Actually, no, nor was May 2010 that “good.” One would wonder aloud why, if the median price fell $63,000 why more homes didn’t sell in 2011, but think this way: in 2010, sellers had leverage on the buyers. If the buyer wanted to get the seller to sign the contract by the tax deadline, they had to accommodate the seller. And many did. 

Here’s the silver lining, and reason for optimism for Ossining’s market looking forward to June: a whopping 33 homes are currently under contract, and if only half of them close by the 30th, that is one very strong month. 

If you’d like to find a nice home in Ossining, get yourself a free Listingbook account and search Ossining listings like a pro. 

Prior posts on Ossining can be found here. 

All information is from the Empire Access MLS and reflects all reported data by participating companies. 

A client forwarded me the link on Inman News to this broker in Nevada who blames short sale agents and sellers for the mess. 

Prices keep falling because the short-sale agents are listing at 5 to 10 percent below comps in order to try to get an offer, and often are accepting offers at even less. The banks come back at a higher price, and then the buyer walks. The downward momentum has been coming from the short sales, not from the REO listings.

All real estate is local, and perhaps there are many under-priced short sales in Nevada, but isn’t Nevada also one of the highest foreclosure states in the USA? It most certainly is. As a matter of fact, it is the NUMBER ONE ranked state for foreclosures, with 1 out of 97 households with filings, a staggering number when you consider that 2nd-ranked Arizona is at 1 out of 205. 

I commented as follows:

I can only speak for my local market and not the author’s marketplace, but if the claim is true, then all those bank owned REO listings that have undercut the market have taken their queue from short sales.

I find that hard to believe.

Since lenders render a decision based on market activity, I wonder what sort of agent would ever responsibly list a short sale at such a fantasy price as 10-15 % below comparable sales.

What may be closer to the truth is that the author sees short sales selling 10-15% below unrealistic asking prices, which sit and rot while losing the war of attrition with buyers who won’t bite, while short sales are listed and sold at a number in line with actual sales.

“Market value” is what buyers are willing to pay, not what some sellers wish they could get.

Short sales reflect the market. They do not set it.   

I know of no empirical data that suggests that the problem started with short sales. Banks only approve short sales based on market sales. Not asking prices. A short sale could very well be listed 10-15% below the competition. But the competing listings are probably overpriced, because guess what? They aren’t selling! To price a home to sell, you have to look at the sales, not the asking prices. Some of these unsold homes are on their 4th brokerage and are still chasing the market (and not running very fast either). 

I do agree that banks often counter at higher prices, and that is because the historical comparables are from the last 6 months, and when the market is falling, historical look-backs are at a time when prices are higher. Short sales reflect falling prices. They don’t cause it. You can’t sell a house for “below” market value, because guess what? If it were underpriced, the buying public would bid it up. Where do we see that most often? Yup, you guessed it- bank owned foreclosures. Not short sales. 

Market value is only what people are willing to pay. NOT what sellers or their brokers wish they could get. 

With apologies for the political and foreboding overtones of a silent majority lurking, the term applied to the real estate market is quite accurate. Having read Richard Willard’s excellent post on the reaction of people to the “disappearance” of a listing when he and his client strategically allowed to liasting to “expire and air out,” I am moved to share my thoughts and expriences. To understand why people would call only after a listing disappears from the open market, one first has to understand the players involved. 

Lurking is an Internet term for people who read and observe online articles and various media such as blogs and social networks, but do not submit comments or participate. They just read. There is nothing sinister about it, as the term is rather ironic, because the vast majority of any blog post’s readers (like this one) are lurking, as in reading without commenting. 

Real Estate Lurking occurs too. I have clients who do it, and there are legions of others who aren’t even with an agent yet, but just watching. Essentially, they find a house or two that they like and they watch it, almost daily. They are watching for price dops, new photos, and, um, price drops. If a price goes low enough, they may act. They are, essenitally, in a war of attrition with home sellers, because they won’t go forward until prices reduce more. 

Upon occasion, I get a call from a consumer when a house goes under contract or sells, because it disappears from the active listings. This is when the lurker reveals themself. 

The chart below shows the number of unique hits a sample listing get in a week on Realtor.com. Over the course of 2 months, about 200 unique clicks are recorded on the property each week. That is 200 people that actually view the property, not just have it show up in the search results. It might not actually be 200 different people, it could be 65 people viewing it four times each week. But either way, over the same period we averaged about a showing per week. The rest watch and wait. And they represent the majority of people looking at the real estate market online these days. 

The moral of the story is that the lion’s share of would-be home buyers are patiently-and quietly- waiting and watching on the sidelines, waiting for prices to go down even further. They are even willing to risk losing a nice house if it mitgates the risk of overpaying for one. The degree to which they stop lurking and start buying is the metric by which we’ll measure a true recovery. 

The opportunity to hear me expel hot air in front of a crowded room is something that I KNOW some fellow agents are dying to attend. Just the sound of my whiny, nasal voice and suspect diction are a delight to trainwreck aficionados. So, if you are a masochist or considering penance for past sins, you’ll have two chances to hear me blather this month. Both events are geared toward fellow agents. 

On June 2nd, I will be on a panel moderated by Derek Overbay entitled “Getting Real About Online Marketing” at the Monmouth County Womens Council of REALTORS. Other panelists include Nicole Beauchamp and Walter Burns. The event starts with breakfast at 8am and speaking begins at 9am. The location is 123 Long Monmouth Rd, West Long Branch, NJ. 

On June 15, I will be on a Mastermind Panel entitled “Will You Still Be in Business in 2012?” with Heather Harrison, Mark Seiden, and Michael Shappot. It will begin at 8:30 am and be held at the Elmwood Country club at, 850 Dobbs Ferry Rd in White Plains, NY. 

Breakfast is the most important meal of the day, and I am, in all seriousness,  very honored to be speaking at these events with such distinguished colleagues. 

In case you wonder, I do practice my schpiel for these events. I sometimes use video to perfect my craft, but upon occasion the practice gets interrupted before I can start, such as the example below. 

It seems that the older I get, the more meaningful each Memorial Day becomes.

When I was 23, it was a day off, and the marker for wearing summer clothes.
When I was 33, it made me a little nostalgic for my father, who passed away when I was 25. 
Now that I’m 43, Memorial Day is a day of reflection and gratitude.

This might have to do with my own growing awareness of my mortality, but it is deeper than that. Life experience teaches you things, and among the lessons I have learned is that even veterans who make it home uninjured physically still have things to deal with. It could be lost time, trauma, or the death of a close friend. They can’t pretend what they went through never happened. 

My own father, who served in two wars, couldn’t wake up the way you and I do. He woke up violently, as if he were having a nightmare or expecting a bayonet in his face. I hated waking him up from a nap or on early mornings. I never understood as a youth what it meant. After he passed, we found out, quite by accident, that he won a Bronze Star at Inchon. He never spoke of it to us, and explained the events once to his brother. That was it. 

I’ve thought quite a bit about the 60 Minutes story Sunday of Sal Giunta, a 26 year old Medal of Honor recipient, who is still adjusting to life after combat. He is is the first live MOH recipient since Vietnam, is uncomfortable with his fame, doesn’t consider himself a hero, and would trade it all to have his two friends back who perished the night he won the medal. 

Honestly, I wish I could give the guy a hug. I wish I could give my dad a hug. I wish I could express my gratitude to the men and women in uniform who sacrificed so much so that I could live in this free society. We read so many stories of our returning vets who have lost houses, had issues with the VA or not been treated as they should. It is heartbreaking. We should be thanking them, not subjecting them to more hardship. 

There is one thing I am going to do in my little corner of the world to make a difference to a veteran in the next 12 months. I will list and sell one veteran’s house in the next year pro bono. They have to have a special need of some sort (it can be financial) because it is a waste to do it for a vet who is flush with cash or in a short sale, but so long as there is a DD-214 and the possibility of an equity advantage I’ll get it done for this veteran gratis as my way of giving back. I can do this for one veteran (or their survivors), and it can be in any of the following counties: Westchester, Rockland, Putnam, Dutchess, Fairfield (CT), Bronx, Queens, or Orange. There is minimal small print to the offer, because I can’t guarantee that a buyer brokerage will be cool with forgoing their end, but there will be no listing commission. 

If you know of a veteran who needs to sell and a pro bono arrangement would make a difference between hardship or not, please let me know via phone or email. 

If you are a fellow broker-owner, you feel like following suit and such an arrangement would not be an undue burden to the sustainability to your business, I encourage you to join me. 

Seth Godin’s 61 word post from 10 days ago is, in my view, the greatest economy of words on a deep throught I have read in quite a long while. You should really read it, print it, and tape it to your monitor or mirror. No blanket statement covers 100% of reality, but I concur with his observation; all worthwhile things have their price. 

While we all expound and trade ideas on how to work our businesses smarter, more efficiently, and with ever greater return on effort and investment, there is one thing that gets oblique reference but is seldom discussed head-on: 

Hard work. 

The best planned military operations presuppose sacrifice on the part of the personnel. 

The best play in football presupposes almost superhuman effort, incredible athleticism, and execution in the face of strong opposition. 

Maps don’t take into account rough topography, inclement weather, and random accidents and breakdowns, but you know they are a reality. 

Doctors and lawyers labor through years of education, testing and training to earn their position in life. 

And, just like getting through college or reaching the apex of any endeavor, nobody succeeds in real estate without hard work and the mundane, day by day grind of consistent effort. You have to work hard in this business if you want to make it. Some short term success can occur with events that look like luck or ease of effort, but long term success doesn’t. Hard work and success are Siamese twins in this business. 

Many of us work hard, but in an anecdotal sense. We’ll take time away from our family on a Sunday night to show a listing, or stay late on the phone babysitting a client. Planned hard work is another matter. I’ll give an example: since August, 2005, no home in Westchester County has ever expired off the market that has not gotten something in the mail from me. That’s my niche. And either myself, Ann, or our admin have hand addressed our expired mailer virtually daily for 5 years and 9 months- it is our way of shoveling coal into the company engine. And as I approach my thousandth blogpost on this platform, I know that I have more than one shovel in the coal.

Are expired mailers mundane? Good God yes! Blogging isn’t always easy, or nor is biting my lip with clients or the hours I log. And most championships are won in practice. As I was reminded of my old high school wrestling coach’s words of 25 years ago, it isn’t the will to win, it is the will to prepare to win. 

Plan your work. Work that plan and work smart, by all means. But work hard, daily. Do the same thing for 365 days in a row religiously as if your children’s food and clothing depend on excellence in that one, daily event, difficult as it may be. You won’t recognize your business in a year. 

I recieved a call on a listing from someone who wanted to see one of my listings this weekend. I am booked, and with a holiday weekend, I didn’t have an available agent in the firm on short notice. Being the mensch that I am (and keenly aware that I work for the seller, not myself), I dutifully researched a local agent with another firm and asked her to take the referral. 

The same buyer called me today, asking about the house, and he did confirm that he got a call from the referred agent. He asked if she was with my firm. I explained she wasn’t, but that was better for him in terms of representation. Then he explained that he had an agent, but she wasn’t available today, and that’s why he called me. 

Shame on me for forgetting to ask if he was working with an agent. It amazes me how often the bread lands on the buttered side down with this issue-invariably, if I forget to ask if a consumer has an agent, they do in fact have representation already. 

Inasmuch as I appreciate that his logic was that as lister I have an interest in showing him the property, I explained that if he needed an alternate person to unlock the door of the place, his call should be to his agent’s office, not mine. I have no problem with helping, but I am not going to deal with another agent’s client directly unless that brokerage authorizes me to do so. Moreover, there has to be someone else on that agen’t team who can help. They have to do some of the heavy lifting. As a matter of fact, finding out that a buyer already has an agent when you meet them at a showing is not good, not good at all. 

Consumers need to know that if they have an agent, they should use their agent. They have to schedule through them, and they have to use them for the whole process. A buyer agent fee is not a royalty paid because the buyer signed a piece of paper with you, it is earned by doing one’s job from opening the door onward. 

Some firms have a reduced commission if they showed the buyer a property and the buyer agent shows up on the scene later. I am reticent to go there; but if these buyer agents felt it in their wallet, they might do a better job of educating their clients. 

I have written before that I do not recruit or solicit first-time investors. Real estate mistakes are expensive, they can ruin you, and I don’t want to go head to head with a newbie who won’t take my advice, gets hurt,  but still reserves the right to blame me. Not my idea of fun. 

There is a home that is in the final stages of renovation in my marketplace that I am well familiar with; I looked at it when it was on sale in 2007, and I showed it as a bank-owned foreclosure last year. The investors I showed it to passed on it. 

A Lesson for Would Be Investors: If the home is listed on the MLS for 30 days or more, then the savvy investors who flip or rehab and re-sell deemed it not such a great bargain. Most amazing bargains never make it to the open market. 

So the home sold to a first-time investor, and I was referred to the person as a possible listing broker. They interviewed two other agents, and wanted my price quote. They did not like my number. It didn’t give them the profit margin they were shooting for. 

A lesson for Would Be Investors: The buying public does care a lick about what you want or need. 

There were some emotions about our meeting. The folks are personally invested and subjective about their property, and that bias clouds their judgment. They don’t see that time is their enemy, or how a stale listing can doom their investment if it does not sell in an expedient fashion. 

A Lesson for Would Be Investors: Never get emotionally attached to an asset you are buying and re selling. The property is not your friend. The numbers are. Math should dictate your actions, not personal bias. 

The people have done a fabulous restoration of the home. It is a credit to the neighborhood. They should rightly be proud of what they have accomplished. And they should make a profit. But how much profit? I’ll give you a hint: Not as much as they’d “like.” Only what the buying public will pay. 

A Lesson for Would be Investors: “Pigs get fat. Hogs get slaughtered.” -Scott Forcino

If the house goes on the market overpriced and they chase the market, these folks will see their carrying costs pile up while the buying public watches the house sit unsold, asking what is wrong with the place that it won’t sell. In a war of attrition, the buyers win. It costs them nothing to sit and watch. 

A Lesson for Would Be Investors: Time is your enemy. 

My fear is that if this project becomes unprofitable or stresses them out over a long period of time, their real estate investing career will be short. And that will happen if they don’t price it right from the start.  Great effort will be squandered, and the mind boggles at the financial damage. 

A Lesson for Would Be Real Estate Investors: High bidder gets the house-including the current owner. 

My choice is simple. Take the listing priced right, or tell them to use another broker if they aren’t going to take my advice. 

And that, my friends, is why I do not recruit first-time real estate investors. Westchester is expensive, and mistakes cost dearly. I want graduates of the school of hard knocks as clients, not freshmen. 

I understand the importance of voice mail. As a broker, I value it as a tool to retrieve and leave messages since I and my fellow agents cannot always be available to answer calls.  

Some of the messages I get are priceless. Greetings amuse me too.  

Like, for example, the agents who have a 90 second voicemail greeting about their integrity and commitment to follow up who take a week to call me back. That is always fun to sit through. 

I also get messages from folks who feel that their first name is ample information for a complete, thorough follow up since we met for 5 minutes last week. Or better yet, the guy who tells me how important it is that we speak ASAP but neglects to leave his phone number, leaving me to jump through forensic hoops. And you have to love the people who don’t disclose they are an agent until you call them back. 

That does not mean, however, that I have the hang of it. Far from it.  As a leaver of messages, I leave quite a bit to be desired.

My offense is a Jackie Gleason-like, hemana hemana stream of consciousness yapfest that people have to endure which never seems to come out right upon reflection after I hang up. It is typically long, stuttering, and completely unlike me because the silent absence of a pulse on the other end gives me no feedback as to whether I should zig or zag in my tone, pace or delivery. In rare cases where the menu allows me to review my message, I cringe when I hear myself, and I almost always delete. 

My solution is what I prefer when my own recieved calls go to voicemail: a name and number, or, better yet, a missed call on their readout will also suffice if we are familiar. So if you ever see a missed call from me, just call me back. Ignore the message- we’ll catch up when we speak in person. It’s better that way!

According to the Journal News, the legendary Leatherman will be reburied today in a more fitting place in Sparta Cemetary, further from Route 9. His original burial place was mere steps from the ever widening highway. The controversy that stemmed from the issue is now meaningless, as the Times reports that little more than coffin nails were found in his burial site. 

Scientists hoped to study his remains for some clues as to his ethnicity and medical condition, as the mysterious man was known to speak a French and little English, and made a 365 mile loop every 34 days between the Hudson Valley and Connecticut for decades, living off the land and the kindness of locals. Some people objected to the exhumation and especially the analysis of his remains, but no remains could be found. 

I drove past Sparta Cemetary this past week and saw the tent up where they were doing their work, and figured that I would see a story about it in the media shortly. He may be back with the Earth, but the Leatherman remains a fixture in local lore, and while other kids heard dumb stories about the New Jersey Devil if they got lost in the woods, we heard stories of a kindly soul who helped others in his wanderings, and our guy was rooted in true events. 

Godspeed Leatherman, wherever you are, and we’ll never forget you. 

The best posts featured on the front page on Active Rain, the ones I love to see on the dashboard even more than my own, are those written by my own agents and invitees. This past September, I almost had the vapors when the firm’s own Tom Ricapito wrote a terrific post that was featured entitled Is that my commission in your pocket or are you just happy to see me?  I in turn wrote a a convoluted yapfest about my initial reaction, which was less than calm. The great thing about Tom’s post (and Tom) was the raw authenticity about his feelings on the challenges and quirks we experience in the field.  

Just this evening, I logged onto Active Rain and saw none other than our own Stephanie Solano featured for the first time as well. What an absolutely cool thing to see. It is almost surreal. 

Stephanie’s piece is in the same vein as Tom’s- a great offering that we can all relate to on her thoughts about being asked to show a property that her buyer was not qualified to see. It doesn’t just happen to me. Or you. It happens to all of us. But that it IS happening, to one of my own, is highly cool to observe. 

It is one thing to do something yourself. It is another to see one of your own team do it themselves. I never taught Stephanie to blog. I never taught Tom. I just suggested it. They took it from there. It is the same with how a good, new agent gets clients right out of the starting gate. Tom needed little help in the beginning. Stephanie has two deals pending already, and while I’m bragging on the crew, Tom Liberati has two listings and counting and he’s in his first 90 days of licensure. Do they listen to me? Yes. Are they coachable? Certainly. But they are going out there and doing it. 

One of my favorite therapies is working in my yard. When you plant a lilac or trim a shrub, they don’t argue. You water, they grow. No lawyers. No underwriters. No last minute title surprises (can you imagine getting an email from the azelea that they wouldn’t blossom this year because you didn’t use the right hose?). Helping human beings get results and grow in this business is altogether different. However, when they do grow, as I see with Tom, Stephanie and Tom, is is a great thing for a broker to behold. 

Agents who get results early have huge odds in their favor for success over agents who do not. All three of my guys have bright futures, and I am very proud of their progress, online and offline. 

Salud to my Murderer’s Row! 

And we’ve got more! 

There has been quite a bit of discussion within Active Rain membership about the changes in the corporate team. I have to say that in an industry known for high attrition and where we see a ton of movement among our own, it is a little ironic to see any hand wringing. 

The years of working 35 years at one company and getting a gold watch at retirement and pension were over a long time ago. And, being an IT company, Active Rain Corporation is in an industry where movement is incredibly common. So why should we be surprised that people move on after two or three years? 

Frankly, I really don’t care who is at what desk in Seattle as long as they do their job. Don’t get me wrong- I like Steven Graham a bunch, met him in person multiple times, was mesmerized by his presentation at Raincamp, and I’ll miss him. But that is a different animal from losing confidence in Active Rain as an entity. As long as there is a community here and I can do what I do, I don’t care if Max Headroom replaces Steve. 

All things being equal, I like that I know and like so many people on the staff in Seattle. I met Kerrie, Kelly Pflugrath, and Kelly Clifford at the Atlantic City Raincamp and thoroughly enjoyed their great efforts and wonderful selves. It was a pleasure and added to my experience here. But if Kerrie announced that she was accepting a position at the White House or Kelly Clifford was moving on to the United Nations, as much as I wished them well, it wouldn’t stop me from blogging or create a crisis of confidence about the company. I have bigger and better reasons to participate and contribute than liking them. 

Here are some examples of what would be a problem for me:

• An email to membership announcing changes to the fundamentals of the terms of service. 
• A change in the moderation of user content that resulted in an increase in spamming, abusive behavior, or otherwise undermined the community.
• Harvesting of membership for outside commercial interests or excessive upselling from the corporation. 
• A fundamental change in customer service resulting in more frustration and fewer problems resolved.
• Wholesale turnover or complete reorganization of departments to the point where you can’t keep track of who does what.  

I first heard the word “cantilever” when the renovations to old Yankee stadium were described. The old support columns holding up the upper deck were removed because they blocked the view of the field, and the upper deck was thereafter a cantilever. A cantilever is something like a balcony or deck that is supported only on one end, held up by stress on one side, with no support on the other end. We see lots of cantilevered balconies on apartment buildings in New York, but I seldom see them on a regular residential home. Today, I saw a good one. 

The support beams of this balcony go far into the house, and really only a small part of the whole beam sticks out. It almost seems like an optical illusion, but we probably see so few because running those beams in is such an intrusive project. On this home, we saw how it was done with the beams sistered to the floor beams through the drop ceiling. 

There was another deck directly next door to us, so it was easy to see the contrast between a cantilever deck and a post and beam design, which is far more common. 

Why would a cantilever make sense? For the same reason they removed the columns at Yankee Stadium- to avoid obstruction. In this case, there is a patio below the deck, and they wanted to maximize the available space without the encumbrance of beams. And in places like Yonkers, where yards can be small, every square foot of space counts. 

Although it looks unbalanced, the thing is quite strong. The ways of calculating stress and the sheer number of beams running underneath that thing distribute the stress evenly. It works. It looks awkward, but it works. 

I got a call this morning from a seller client who had two showings scheduled for the day. She was concerned she might have to postpone the appointments. It seemed that she discovered an ant colony outside a window of her condo, and was concerned that the development might repel the prospective buyers.

“NO!” I insisted, “let them in! They might be turned off by the ants, but if they get canceled there is a 100% chance they won’t make an offer today!” I explained to my client that the best thing to do is call the superintendent, post a note explaining the ants were just discovered and were being addressed, and assurethem that we were aware of the situation.

With literally dozens of competing listings, we had no guarantee that anyone would reschedule if we canceled. We needed to show, period.  Just tell the truth and believe in a good outcome. Reluctantly, she agreed. She would trust my advice. 

And a few hours later, after 84 showing requests, 6 months, and one deal that fell through, we got a very strong offer. It is funny how that happens. 

You never know what magic will happen when you err on the side of possibility, especially when it is a little scary to do so. 

We’ve just listed a very special home in Armonk on 2 Anthony Court, 3 minutes from the downtown area and close to the highways. It is a 3415 square foot 4/5 bedroom  3.5 bath center hall colonial built in 1999. It has a large granite kitchen with an island, family room with fireplace, formal dining and living rooms, a spectacular master suite with two walk in closets, a hall bath with a double vanity, and all on a level quarter acre. It also boasts a two-car garage, a finished basement with a guest room, rec area full bath and den, and central air conditioning. It is priced at $1.1 million. Call us at (914) 762-2500 for more information or to schedule a showing. More information on the property at Homespotters.com. 

If you’d like to see this and other homes like it in Armonk, get yourself a free Listingbook account and search the MLS like an agent. 

In New York, attorneys prepare real estate contracts. I’m no fan of this, but when in Rome, well, you know. I am involved in one particular transacton where contracts have been held up for a month while the buyer’s attorney contemplates her navel. This morning, after reading an email from this lawyer, I had enough. The following has been edited to protect the moronic: 

Ms Dingbat Esq: 

Attached is a copy of the lead based paint disclosure. Open it using adobe acrobat reader, print it (page 1 only), and have your client sign it. Please return it to the seller’s attoney along with all the other paperwork sent you over a month ago.

Once received, we will have the seller sign the disclosure, as well as every other form germane to the transaction, and provide you with a copy for your records. At that point, all fiduciaries in the transaction shall have conformed to New York State and Federal law, and a thousand legions of Cherubim and Seraphim will praise the name of God.

Please get going. Print the form. The seller is losing her patience.

Phil

I think I made my point.