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. 

Straight talk for consumers: 

When you hire a real estate agent, in the eyes of New York law, you are hiring their brokerage. The broker, owner or manager is directly accountable to you, and is, by contractual obligation, the “go to” guy if something seems amiss. In a sense, you are quasi-married for the term of the listing in the real estate world. 

Speaking of marriage, I’ll ask a question before I make my point. If I have an “issue” with my wife, to whom should I address the matter? 

1. Cry in my beer down at the Kitty Cat Club to the 20-something talent?
2. Post my question in the “serendipity board” at AshleyMadison.com? 
3. Sit down with my wife and respectfully discuss the matter.

What can you buy in White Plains, New York for $400,000? I’ll tell you. 

$400,000 could get you a great 2 bedroom 2 bath ranch on a quiet street with a stucco/tudor exterior, beautiful pre-war appointments inside, such as a gorgeous woodburning fireplace, hardwoods, wood trim, and glass doorknobs like the one we just closed on last week. 

The home sits on a lot with a flat rear yard, deck, front patio, and manicured landscaping. It has a finished walkout basement, a formal dining room, den, updated baths, and a solid kitchen with lots of storage and a skylight. It also boasts central air, sprinkler and security systems, and a new roof.

The owner took meticulous care of the property over the years and it showed in the home going for full price in a multiple bid situation. We wish our seller clients Marty and Tricia the very best in their move down south now that they got their well cared for home sold with our firm. 

THis one is gone, but if you want to find a nice home like this one in White Plains or anywhere else in Westchester for that matter, get yourself a free Listingbook account and search the MLS like an agent for free. 

What can you buy in Chappaqua, NY for $443,000? Well, just today a buyer found out. They closed on my listing at 374 Quaker Road in Chappaqua and they got a 3 bedroom ranch in move in condition with a new granite and stainless steel kitchen, 2 new bathrooms, a den, formal dining room, and an almost completely renovated interior. It has great hardwood floors, crown molding, and a beautiful fireplace.

It is set on over a third of an acre on a cul-de-sac with a paver rear patio and a 1-car garage. The location is stellar, mere minutes from downtown, schools, shopping and the train station.

It was featured in  New York Times article this past February, and their offer was accepted not long afterward. It was on the market a mere 27 days before going under contract. The folks got a fantastic home, and they told my seller clients at the clising today how happy they were to make it their own. 

And if you missed this, sign up for a free Listingbook account and search the MLS like an agent to find your own dream home. 

I was recently asked by Bob Stewart of Active Rain on how I’d raise the standards of practice in the real estate industry, a discussion which raises passions among my colleagues. I didn’t have a thought; I had about five thoughts. Higher licensure standards, better oversight by local boards and many other things are often discussed. One rather under-discussed matter is the law in New York which gives brokers with 15 consecutive years experience an exemption on mandatory continuing education.

The rationale, I suppose is that 15 years experience should make one smart enough. In our changing world, it doesn’t. As a matter of fact, if I could point to a population of licensees who really need to go “back to school” it is the old salty dogs who somehow think that what they did in 1985 has any relevance to the current era. Some are, to my sensibilities, a version of age-impaired folks who shouldn’t be driving anymore. It’s not a perfect metaphor, but it applies.

Many 15 year brokers either own their own firm or manage an office. They have agents they oversee who are doing things they don’t even grasp. Agents today are on social media, blogging, and working on teams that are subject to new laws in Albany. And their broker managers? Some of these guys haven’t closed a personal deal in a dog’s age, can barely operate a computer, and haven’t been to a legal briefing on law changes in a decade.

And when their agents “step in it,” calling their broker manager to help is nothing short of useless. They either don’t get the issue or have such atrophied skills that their buggy whip, analog, world view makes them resort to the only other tools they have in their arsenal: They bullshit. The problem ends up in the consumer’s lap, and embitters another member of the public to our profession. One of my biggest frustrations is dealing with another broker or manger who magnifies a problem due to lack of knowledge or indifference.

Does it happen often? Let me ask you this: How often would your spouse have to cheat on you or your doctor remove the wrong kidney for it to be an issue?

It isn’t just managers either. Transactions with a poorly informed associate broker are problematic as well. Their clients, who buy into their experience and years in the field, are instead subject to huge risk because the licensee at the steering wheel of the transaction is blind to everything in the road. And it’s OK by the law! The only protection is an after the fact, time consuming complaint or legal process.

It’s bad enough when dealing with a poorly educated singular broker on a transaction, but brokers and managers should be cutting edge informed and educated. They should be out ahead of the curve. Exempting them from continuing education in an age when components of 2008 are antiquated puts our industry in a compromised position, and it hurts the consumer.

At the risk of sounding like a stereotypical 40-something whining about the utility company, I have to ask who is at the wheel of these work crews Con Ed has working in my neighborhood. 

Obviously, some digging in the road is required this week, and that means the usual trucks, diversions, and jackhammers. No problem there. I can even deal with the typical sight of 3 guys standing doing absolutely nothing, hands on hips, watching one guy in the hole do whatever the guy in the hole does. What I disliked this go ’round was no flag man. This is a two-way street with one half closed for 30-40 yards. Help us out guys. Pretending the traffic doesn’t exist could get you killed or injured, you know? It’s more for you than me, and the inevitable lawsuit you’d win won’t really compensate for that crushed pelvis and lifelong ostomy bag. Trust me. 

But even that is not unexpected. What we now have to put up with for the duration of the weekend is the crappy condition of the road until they come back Monday to (hopefully) finish the job this week. NO cones. NO temporary signs. Just the sound of gravel beneath my car buzzing like a UHF TV station on my 1977 rabbit eared Zenith TV when I was a kid. It makes me glad that the physics of those big metal plates they lay down over the holes can’t be screwed up by the sloppy, careless jerks who think my neighborhood is OK to leave in a shambles. 

I recall about 4 years ago getting a push broom and sweeping the entrance to Orchard Road when a crew left copious gravel to lay and damage vehicles after another job. This instance is too big- it goes on for 4 or 6 houses.  

Consolidated Edison, or Con Ed as we’ve always known them, may not be the worst utility in the country but nobody cites them for corporate excellence either. It is galling that my bills go to those disingenuous public relations commercials they play ad nauseum on the radio while their real PR people, their workers in the field, do more damage. 

I don’t have photos of the hands on hips guys, but here is some of their handiwork. 

NO cones in this direction, thanks Con Ed. That oncoming car is getting it’s undercarriage pelted by gravel that wasn’t swept aside or cordoned off. 

I love how the backhoe gets cones. Like we can’t see the tractor. Look at all the crap on the ground because unsuspecting cars drove all over it. 

THis was the only spot to have cones, way down the hill from the main part of the job. You might note that the folks that live in this house and most other have manicured yards and take great care of the neighborhood. 

That is until, Con Ed comes along and treats the place like a gravel pit. 

Thanks for nothing Con Ed. 

A not so deep drilling of sales data from the Empire Access MLS yields some interesting information on how 2011 stacks up to 2010 in the Westchester County single family home sector. 

In April 2010: 284 sales, median price of $590,000. 

From Janurary 1, 2010 through April 30, 2010: 1041 sales, median price $598,500.

In April 2011: 245 sales, median price of $545,000.

From January 1, 2011 through April 30, 2011: 967 sales, median price of $550,000.

Overall, transaction totals are down 7% from last year during the first 4 months of the year and median price is down 8%. 

I don’t consider this to be a double dip. Quite the opposite. I believe that the first half of 2010 was artificially high due to the stimulus, and the crickets chirping after the deadline were the sound of the sales that were poached from the summer and autumn to inflate the spring numbers. 

I believe that 2011 will be more even in nature, with no spike or sudden drop and a more even distribution of sales. We may not top 2010. But we won’t have the dramatic drop off in the second half of the year like we witness in 2010. Call it consistent mediocrity if you want. 

If you’d like to play with the numbers yourself, register for a free Listingbook account and search active and even sold data like an agent.