You seldom get to rub elbows with a $200 million producer, but when Keller Williams Scarsdale Team Leader and friend Jen Maher invited me to see the great Ilan Bracha yesterday, I wouldn’t miss it for the world. 

If you have never heard of Ilan, he’s quite a story. An emigre from Israel, when he was working for a moving company at age 21 he was encouraged to get his license from a broker whose stuff he was packing. In his first year, he says he made $25,000. Last year he closed over 150 properties at a volume of over $200,000,000.00. He started the Keller Williams office in Manhattan. 

The neat thing about being so up close and personal with such a high producer is how you are reminded that they are human beings just like you and me. If Ilan had a Texas twang instead of an Israeli accent, you’d call him a good old boy. He is a single minded, upbeat soul with a unique focus and a commitment to high production. I found him to be very down to Earth and warm. 

The hour long discussion was bascially an introductory talk from Ilan himself, with questions moderated by Jen Maher. Being the “ball hog” that I am, I asked several questions myself, which I’ll share with you here:

• What is your client management system? His answer was E-Edge, a KW system. 
• When did you first believe you could make it in this industry? As soon as he was encouraged to get his license. 

File this under “you can’t make this up.”

Whilst confirming the home inspection with a seller client, he filled me in on garage access and then casually said ” oh- don’t mind any free roaming sheep if you see them on the property. The adjoining 98 acre farm is corralling them in.” 

Now, after 15 years in the business I seldom look at my phone and laugh, but this is one of those surreal moments. This is New York. I could be in Manhattan in half an hour with the wind at my back. Sheep? 

Yes, sheep. The home is located in Brewster, NY, bordering the top of Westchester County, NY in neighboring Putnam County. My uncle’s family lived in Brewster for many years and visiting his home was like going to a farm; it had a pond, 2 acres of land, and they rode their lawnmower instead of pushing it. I always related to that city mouse/country mouse story from childhood because of this. 

Just about all of Putnam is pastoral, bucolic, often wooded, and an awesome quality of life with Westchester a stones throw away and New York a manageable commute. My clients, a couple of super awesome special education teachers, still work in southern Westchester, where they grew up. 

And apparently, they have gotten accustomed to some runaway sheep every so often. For me that is still going to take some getting used to! 

This is what is so great about Westchester and the surrounding areas like Putnam: A little south of us is Broadway and Times Square. A little north is horse farm country. There is no place like this in the world. 

Want to find your own home (with or without sheep) in Brewster? Get yourself a free Listingbook account. 

Is a contingent offer at market value? 

I have the same conversation over and over as I meet people in the same situation. Case in point: Today I interviewed a very nice couple in a small town just north of Westchester County who expired with their broker last month. I won’t bore you with the details, but it was brought up that they *may* have a buyer for their home. However, the would-be buyers have to sell their own home first. This is not an unfamiliar scenario. 

In many cases, people who have a contingent (as in, they have to sell their own house first) buyer have even gone so far as to discuss-and agree to- a purchase price. When they interview an agent to list their home in case their contingent prospect can’t perform, they sometimes can’t reconcile the recommended list price from the agent with the (higher) price of their contingent prospect with the house to sell. They don’t understand that their prospect with the contingency is not really offering them market value. 

Market value is what the ready, willing and able buying public will pay you for your home. Someone with a house to sell isn’t able. As such, there are two hazards a seller faces when hanging their hat on that contingent offer. 

The Math Hazard. Buyers who still have a house to sell often have an inflated opinion of their own value. Sure, they’ll give you every dime of the asking price after they cash out $100,000 from the sale of their home. However, life happens. What if they can only get $50,000 out of their home? They’ll have to lower their offer on the house. They can’t afford more with reduced proceeds.

The Moral Hazard. 7 months later, after 2 deals die and 3 price reductions, the formerly cheerful and enthusiastic buyers with the house to sell stagger back to the negotiation table embittered and jaded. They have been through hell and had a huge chunk ripped out of their hide. And by gum, they are going to do the very same thing when they get their purchase done. Buyer’s market, huh? Well, now they are buyers and they are out for blood. How much do you want? Fat chance fella. You’ll take less from me. 

The folks I spoke with today didn’t need much convincing- they were far to mature and understood human nature. But some sellers, subjective as they are, need to know this. Contingent offers are seldom indicative of the true market conditions because the other would be principal has not gone through their own process.  

I love my team. 

The stomach bug domino effect has hit the Faranda household, and I packed it in earlier today with one last thing on my “to do” list undone. A short sale we have listed in Putnam Valley is due to have the electricity turned on for inspections to take place (yes, we brought the buyer on that one, thanks Ellise), but the owners are out of town. I needed to get up there today to switch the main breaker off, but couldn’t. Ellise is in Massachusetts due to a death in the family. 

What to do? 

Nothing to it. Tom Liberati, himself working very well on a sale that just went under contract down in Yonkers, volunteered to help. He had to help his father in Connecticut tonight, but when he was done he drove all the way over to the house at 10:30 at night and flipped the switch. 

Tom is not involved in this sale. He gets no financial gain and he may not have met Ellise yet for that matter. None of that is on the radar for a team player. He ignored the clock, took his flashlight, and texted me at 10:42pm that the job was done. Finally, after 11, he’ll get to go home to his wife and young son and call it a day. I have been there. I know what it is like. 

Is Tom the kind of agent you’d want? Do I even need to ask? Do you know many agents that would do this? I sure don’t. Would you sleep well at night knowing your agent was this committed? I sure would. 

I have often said that it isn’t what you do between 9-5 that makes you successful, but what you do after 5 and before 9 that determines your fortunes. Anyone that uses Tom for their real estate needs gets a truly dedicated professional that thinks of himself last, after family and work. This is the kind of guy we have on our team. This is the kind of agent I would want. Tom is a newer licensee, but is already starting to make waves, listing homes and getting buyers into contract. The reports I have on his work are stellar. This won’t be the last time I brag about Tom Liberati. 

If you are looking for a good agent who has the extra mile programmed into his GPS, you want Tom. Email him at tliberati@jphilip.com or call (914) 434-0072 to get connected to a great agent. Or log onto his Listingbook home search. 

 I am associated with awesome people. 

Athletes speak of a “good tired” and a “bad tired” after a game, good after a win and bad after a loss. Tonight I am the good kind of tired. 13 months ago I met with a very nice lady in White Plains who called me after a Realtor she was interviewing proposed that since she was a short sale, she should deposit an amount equal to the commission in escrow with the broker to ensure their fee payment. That didn’t strike her as terribly kosher, she got on the Internet to research short sales in Westchester County, and she found me. 

I got the listing; Ms. Escrowed Commission didn’t. The condo market was slow at that time, and we went the first 6 months with only one aborted offer. However, I earned her trust in the process and got an extention. We determined that in order to secure a buyer, we should clean up the overgrown outside patio. I put on jeans one afternoon and trimmed, raked and perspired the area to an appealing level. It worked. This past June we got our buyer, and in perhaps some of the best work I have ever seen from our team, the approval came through on August 2nd. 

You read that right. It took us under 60 days to get the short sale approved (with two lenders!), but we didn’t close for another 4 months. When the buyer was unable to close at the end of August for what was then an unknown reason, we got a rare 30-day extension from the two lenders-yes, two lenders. When the second deadline approached, the buyer was again not ready. For the first time in my career, we got a second extension from both lenders. As the 3rd deadline approached, we discovered the buyer’s problem: They didn’t tell us this, but to raise their downpayment they were refinancing another property. This was a very unsettling revelation. Had we known that their mortgage hinged on such a dubious condition (a financed down payment), we might never have engaged them. 

As you might imagine, the stress on my client, an Ivy League graduate, a cancer survivor and a single mother, was mammoth. As you might not have imagined, we actually had to negotiate a THIRD extension with both lenders, and were told that no further extensions would be granted. On the Tuesday before Thanksgiving, their refinance closed. Today, we closed our tranaction one day before our final deadline. My client, a hardworking soul, hugged me after the closing was buttoned up and returned to her job to finish her day. 

Sometimes, you can do a great job and have it squandered because the people on the other side of the table aren’t on point themselves. Among the crosses we had to bear were a frustratingly uncommunicative attorney on the other side, and a weak and not terribly forthcoming buyer. I truly believe the agent on the other side was not at fault and frankly aghast at events on their side. My seller and her attorney, two consummate professionals and people of high character, did voice their feelings-professionally and calmly- at the closing table and left complete. 

There are very few easy deals, and that is especially the case on this deal. Tonight, I will sleep soundly. And so will my client. 

Originally posted on the New York Short Sale Blog

Since so many of us wrote on a local enterprise yesterday for Small Business Saturday, I thought it would be a cool idea for us to put our posts on local small business in one place like so many other themes. Moreover, why blog on local small businesses once a year or once a week? With that in mind, I have started a new group, Small Business Spotlight, as a place for you to post your articles on hyper local businesses in your market area. 

This is where you can pimp the best coffee shop, ugliest bartender, fastest service, top bowl of pasta, and a thousand other hardworking local “Main Street” ventures you want to support. There are some distinct advantages to creating the directory: it is a one-stop shop for fellow members if and when they find themselves in your city, and it is also an awesome way to bolster the comment flow on these hyper-local posts, since they are typically very light in that department. 

We all know and appreciate the importance of hyper-local blogging and the urgency of keeping commerce local. Here is our opportunity to put our money where our blogging mouths are. This is the red meat of long tail SEO, it is a big part of Raincamp, and it is something all of us can support. 

I’ll need some help; if you are up for assisting in the moderation, please email me and we’ll talk. In the meantime, join, post, participate and sharpen your skills. This is big time Google juice and will build good will for you with local entrepreneurs. I am actually ging to go back and edit (note: don’t put anything back to draft or you re-date thepost) many of my restaurant reviews, etc and put them in the group to get my contribution to the “directory” in motion. You can too. 

Get jiggy with it. Post photos, video, maps, directions, backlinks to their site, interviews with the owner, whatever you think will separate the place from the crowd. Hopefully, this will make hyper local blogging a little more sexy, and get the comment discourse going as well. 

Click here to join the group and start pimping promoting your local businesses! 

When you hear a name like “Briarcliff Classic and Imported Car Service” you might envision a garage filled with Porches and Fiats with a temperamental guy in a beret acting more like a chef than a mechanic. With BCI, however, you’d be wrong. I remember Briarcliff Classic from when I was a kid in the 1970s and through the years in their out of the way place on Woodside Avenue and knew that nobody wore a beret, but it wasn’t until this past week that I experienced firsthand how down to Earth and committed they are. 

I have a BMW which has always run well, but was completely dead one morning. It seemed like a simple dead battery, and after calling the dealership and hearing there was a wait I thought of BCI. They did work for us about 10 years ago, and I did recall they were good. I forgot how good. 

Curveballs tell you how people run their business. It wasn’t a simple battery replacement, it was far more complicated, and the explanation I was given made some prior issues with the electronics of the car make sense. A fluid leak caused a chain reaction that would make even a new battery drain in a matter of hours. Everything was not just fixed, but explained. Throughout the process, the owner, Bob Millstein, remained in close touch with me. Anyone whose car has been held “hostage” at a McMechanic can relate to how nice that is. Bob is a genuine, funny guy, and as a business owner myself I was impressed with how important it was to Bob that my experience with his business go well. He took nothing for granted. 

Next was Ann’s Mazda, and an inspection, new brakes and servicing we all done in a day. In the process (I have to admit that Bob and I tended to kibitz on more than cars whenever we spoke) I found that he graduated from the same high school as Ann. The renowned Stuyvesant High school in Manhattan, the crown jewel of the NYC magnet school system has some notable graduates- James Cagney, Eric Holder, some Nobel Laureates, you get the picture- produced not only my wife, but now my mechanic. Good stuff.

One cool thing they do here is something I never see at any mechanic- the office has a huge glass wall where you can see the work being done. Talk about transparency! Believe me when I tell you that you could eat off the floor. 

Another cool thing we have discovered is that BCI gets social media and the web- their website is very sharp, and Bob has even recently started a blog. None of that helps if you have a bad experience, but it is clear to me that there is a reason they have been open since 1974- they get it, and they aren’t resting on their laurels even a little. Since I spend a great deal of time in my car in my chosen field, a resource like is is crucial. If you have a classic or imported car and you truly want white glove service, this is the place to go. 

Briarcliff Classic and Imported Auto Service
90 Woodside Avenue
Briarcliff Manor, NY 10510
(914) 762-1200
www.BriarcliffClassic.com 

Today is one of those rare days where I can marinate in the begotten all day with no fear of neglecting chasing the buck. So we’ll have some fun. This is probably boring to most, but Mommy thought it was cute. I agree. 

Mark is our spokesman this year. Art Linkletter’s legacy is quite safe. I have to give myself credit for centering the view by guesstimating, as the camera was being held in my left hand. 

From our family to yours, a happy Thanksgiving and may the end of 2011 be the precursor to a far better 2012 for us all. 

This has happened before, but I have never written about it. Today at my office, right after an appointment with a nice lady who listed her home in Yonkers with me, I was alone and catching up on returning phone calls. Line 2 rang while I was on line 1. Line 2 doesn’t have voice mail, so I asked line 1 to hold briefly, answered the phone quickly and the person said that he was calling about selling his daughter’s home in Mahopac. I explained that I was wrapping up another call and asked if he could hold or if I could call him back in 5. 

“Nope,” he answered. “I am walking out the door.”

Walking out the door? You just called me! 

Now, am I crazy to think that making a call about a possible 6-figure transaction is not something one does right before they run out for an errand? Would a reasonable person budget, say oh, I don’t know…10 minutes for a real estate discussion? Are we pricing perennial bulbs? Confirming show times for a film? Why do people make a phone call on something as significant as real estate when they are running out the door? 

As it turns out, he did call me back 15 minutes later and we spoke, but it isn’t the first time this has happened. As a matter of fact, I have had people make offers on my listings which were accepted, and when we began the discussion of inspection and contracts, been told that they’ll sort that out after they get back from an imminent 2 week trip abroad.

Huh? Why would you promulgate a real estate deal the day before you leave the country? Are we to hold a vigil until you clear customs? Maybe I am unreasonable, old fashioned, or set in my ways but some things require just a tad of planning. Real estate is not an afterthought in between Thanksgiving errands. 

Oh, our friend in Mahopac- as I said, we did catch up a little later. As it turns out, I already saw the house in 2009. They didn’t do business with me. It has been on and off the market, unsold, since 2008. I do not believe that to be a coincidence.