My New Outside Blog

A Secret To Great Customer Service

Joe Garcia (EXIT Realty) — Fri, 12 Nov 2010 15:14:54 -0500

I use list all the time to help me whether I am working with a seller or buyer to help me stay on track and try not to forget things that need to be accomplished for my client and close on Time. Thanks to Gary for this Post!

Via Gary Woltal - Assoc. Broker REALTOR® SFR Dallas Ft. Worth (Keller Williams Realty):

Despite many agents telling me they are not salespeople I will beg to differ with them all day on that point, but they are right that they are ALSO customer service people. With that function in mind or wearing that hat there is

A Secret To Great Customer Service

While truly no SECRETS with business, just understanding what works the theme here is consistency with your clients. And how does one achieve that consistency? What is a secret?

CHECKLISTS.

Whether you get them from your office or Broker or slowly build the list with your own experience checklists give an order to your work and help you get things done on time

You want to underpromise and overdeliver. The for sale sign goes up on time along with the lockbox with a key that works. The information and photos are in the MLS database and can be viewed on your web site and other web sites. The "perception" that the client has is what is reality and how do they think you are doing? If you have checklists you are not MISSING ANYTHING. All the activities can be ordered into a checklist. You may have a marketing and listing checklist and also a different checklist when working with buyers, tenants or investors. When you get to the end of the process you easily can feel comfortable about asking for a referral because you have given stellar service.

The number of steps with buyers and sellers to get a deal done is incredible and it is tough keeping it all straight in your brain. Even as you grow and have assistants or other agents working for you, you can shortcut their learning curve by giving them your checklists.

Checklists make your more profitable as well as you won't FORGET something when you drive clear across town to meet with someone or get the house ready for sale.

Good customer service creates RAVING fans of you and your business and referrals. USE CHECKLISTS.

Documents Needed for a Short Sale

Joe Garcia (EXIT Realty) — Tue, 13 Oct 2009 02:10:47 -0400

Via Oscar Morante (Best Short Sales):

A short sale is a transaction in which a homeowner sells a property for less than what is owed, the lender takes a loss, and any unpaid balance is forgiven. For this to happen, a set of documents is needed.

Main Documents:

Purchase and sale agreement. This is the accepted offer. This document is evidence that, under a certain set of conditions, the owner is willing to transfer ownership of the property to the buyer. Of this set of conditions, purchase price and possession date are the main focus. The purchase and sale agreement needs to be well-executed. To be legally binding, it must be signed by all who claim ownership of the property.

Hardship Letter. This is a personal letter, from the homeowner to the lender, explaining the reasons for being unable to continue paying the mortgage. This is a critical document. To be effective, it must clearly state the situation, show concern, and demonstrate that the homeowner is taking action for the problem to be resolved. It is best if this note is hand written and not very long.

Homeowner's financial statement. This is a worksheet presenting all income, assets and liabilities. The homeowner and all co-borrowers must be included.

Latest two bank statements. If the homeowner has more than one account, all the statements must be presented.

Latest two pay stubs. If the homeowner has more than one job, all the stubs must be shown. Unemployed homeowners must present the latest available. Self-employed individuals can provide a profit and loss report.

Last two years tax returns. Often, homeowners in foreclosure have missed filing their taxes. In this case, present the latest available and write a personal note to the lender explaining the situation.

Last two years W-2s. Employers provide this to employees and the IRS every year. Provide the latest available.

Supplemental Documents. In addition, if relevant and available, the following documents are very useful. In some instances, they are absolutely necessary.

Death certificate

Divorce decree

Incarceration decree

Bankruptcy discharge letter

Relief from stay

Proof of disability

Insurance claims

Police reports

Court approvals

Anything that may be useful

Additional Documents. Once in contact with the lender, these two additional documents will be needed.

Listing agreement. Often lenders want to make sure that the property is listed or has been listed by an agent. This is a must for real estate agent commission allowance.

HUD-1. This is the RESPA compliant settlement net sheet. RESPA stands for Real Estate Settlement Provisions Act. It shows who gets paid what, and how much. This document shows the main thing the lender wants to know: How much the lender will get.

These are the documents needed for a short sale to be negotiated. The more complete, the better. The degree of what is acceptable varies from lender to lender. Some lenders are more demanding than others. Have all these documents. The short sale will go a lot smoother.

www.bestshortsales.com, www.nwlossmit.com, www.oscarpdx.com

Download Free HUD-1 Settlement Statement - Limited time offer

Zillow -All- Star

Joe Garcia (EXIT Realty) — Sat, 27 Jun 2009 13:18:35 -0400

Permian Basin -Zillow.com and Trulia.com Profile

Joe Garcia (EXIT Realty) — Fri, 26 Jun 2009 01:26:46 -0400

If you are in the Market to Buy or Sell I can help. If you have questions? I got answers! If I don't know then I will do my best to find out! If you want you can check out my listings on Zillow.com or Trulia.com just click on one of the links. Happy House Hunting!!

Permian Basin - The Texas First Time Home Buyers Down Payment Assistance Program

Joe Garcia (EXIT Realty) — Fri, 26 Jun 2009 01:05:39 -0400

THIS WILL ONLY WORK AS AN FHA LOAN Minimum Credit Score is 620 and loan must be Approve/Eligible This is not a quick turnaround loan you can expect 30 to 45 day to close this (TDHCA (The Texas Department of Housing and Community Affairs) has to prepare the Documents for the 2nd lien and they want an Approved underwritten loan and 10 days to prepare their portion of the loan) There is $5 million dollars in this fund and it is reserved on a first come first serve basis The 2nd Lien is provided by TDHCA. This is a 90 day 0% interest loan. After 90 days the loan will become a 2 year note with 10% interest. (it is strongly recommended that the borrower be prepared to file an amendment right after closing) (I have the forms required to file) This is a NON-FORGIVABLE LOAN IT MUST BE PAID BACK. There is a 8-10 week turnaround time for the refund from the IRS Borrowers have to qualify with worse case scenario meaning we have to count the 2nd lien as a liability This can be a 15 year or 30 year loan The borrower can borrower 5% of the total loan amount (this does include the UFMIP) up to $7,000.00 to assist with DP, CC and PP Home Buyers Education is required The same Income Limits apply to qualify for this loan ~ $75,000 for singles and $150,000 for married couples ALL BORROWERS (including non-occupying borrowers) must be FTHB's *NOTE: THE IRS DOES NOT REQUIRE ALL BORROWERS TO BE FTHB's TO QUALIFY FOR THE $8,000.00 REFUND (AKA KIDDIE CONDO) BUT TDHCA IS REQUIRING THIS The only cash back the borrowers can get back at closing is Ernest Money and items POC This Product can be used in conjunction with the Mortgage Credit Certificate Program (MCC) from Plains Capital Mortgage Call for details this is an awesome product for the customer Can be used for SFR, Townhomes, and Condo (no mobile homes) There is a $250 Admin Fee required once the loan has been approved. The check is to made out to TDHCA either by Cashiers Check or Money Order And remember The customers keeps the difference once they request there Tax Credit. Meaning if they only use $3,500.00 of their total Tax Credit they only pay back $3,500.00

FYI: For More Info click on link

http://www.joegarciatoday.com/atj/user/AdditionalGetAction.do?pageId=180067

Things You Should Not Do While House Hunting

Joe Garcia (EXIT Realty) — Tue, 23 Jun 2009 01:44:11 -0400

Via Don Wenner (Keller Williams Real Estate):

There are several important things you need to remember when you are searching for a home. First, you need to understand the importance of working with a realtor. You should never search for a home by yourself. Not only is it unsafe, but you can end up looking at a lot of homes that don't even meet your criteria. Using a realtor will allow you to find out the property details prior to scheduling a visit.

Don't rush. Make sure you give yourself enough time, so you don't have to rush. Don't plan something to do for two hours later after house hunting. You may actually find a home that you like and want to spend more time there, or even make an offer which definitely takes at least an hour. Also, don't drive yourself - always ride with your realtor. This way, you will avoid getting lost and you can provide your realtor with feedback between viewing homes.

You should never bring coffee or carbonated drinks along because you will have to use the bathroom before you finish touring homes. You definitely don't want to use everyone's bathroom, and if the home is vacant, the bathroom probably won't have toilet paper.

Dress comfortably and don't wear lace-up shoes. It is best to wear flip flops or slip-ons because many sellers will request that you remove your shoes when viewing the home. It can become very annoying to constantly untie your shoes at every home and it is a waste time.

Finally remember that you can't offend your realtor, so don't be afraid to give feedback. If you like the home, that is great, but if you really hate it, then let your realtor know. This feedback will help your realtor find the perfect home.

Don Wenner can offer you tips to make your housing hunting easy in the Lehigh Valley. Visit donwenner.com for the best properties in Bethlehem, Easton, or Allentown or Northern New Jersey.

Permian Basin - Andrews, Tx New Construction

Joe Garcia (EXIT Realty) — Tue, 23 Jun 2009 01:38:35 -0400

WOW $86.81 a Sq Ft for New Construction. You have to check this one out. It is a nice home, Open floor plan ready for your special touches. 3 Bedrooms - 2 Bath - 1 Living Area - 1554 Sq Ft - 2 Car Garage - All Electric - Utility Closet - Dining Area - Breakfast Bar - If you want new construction without breaking your budget,
Then you have to look at this one! Fence will be included at this price!

Permian Basin - New Construction Andrews, Tx

Joe Garcia (EXIT Realty) — Tue, 23 Jun 2009 01:34:17 -0400

3 Bedroom - 2 Bath - 2 Car Garage - 1 Living Area - Dining Area - Breakfast Bar -Open Kitchen - All Electric Fence included in Price. This home is almost completed ready for you to call it HOME! 1372 Sq Ft per Builders Plans. You will not find new constuction for this price $91.04 a sq ft in Andrews. If you want a new home and still be able to upgrade it later as your budget allows
and know that you will not lose you investment. Then This Is The One !!!

Permian Basin - 27 Sunnygrove Dr $339,999

Joe Garcia (EXIT Realty) — Tue, 26 May 2009 23:25:34 -0400

27 Sunnygrove Dr

Location: University Gardens

Wow $59.40 a sq ft. for this custom built home! Per-Owner 4608 livable sq ft and 1115 sq ft of Beautiful Heated Indoor Pool area! The potential in this home is only limited by your imagination! $75K under ECAD appraised value! You can't get that kind of value from any other home in Odessa! Save on your water bill with the well water for yard and pool! Large covered patio! Storage Galore! Must See!

Information

Contact Information

Joe Garcia

joegarciatoday@gmail.com

432-978-2077

Contact Reply Form

Forward to a Friend

View Other Flyers

Pricing

Price: $339,999

Flexibility: Negotiable

Property Location

27 Sunnygrove Dr
Odessa, TX 79761
View Map

Links

My Website

Features

Bedrooms: 4

Bathrooms: 3.5

Year Built: 1981

Subdivision: University Gardens

Lot Size: .465 acres

Garage Size: 2 Car

School District: Ector County

Square Footage: 5723

Agent Name: Joe Garcia

Broker: Keller Williams Realty

MLS #: 78443

Attributes

Appliances

Range/Oven

Dishwasher

Interior Amenities

Fireplace

Kitchen Island

Attic

Exterior Amenities

Patio

Fenced Yard

Grass Lawn

Photo Gallery

View as Slideshow View Photo Gallery (8 Photos)

EQUAL HOUSING OPPORTUNITY

VFLYER ID: 2536954

Great Home Pictures a Must

Joe Garcia (EXIT Realty) — Fri, 15 May 2009 21:16:43 -0400

Great pictures of a home are a must. you are not doing your clients justice to their home without good photographs of their home. That is one of the first things potential buyers are going to see after price and stats of the home. I have had clients not even want to look at a home because there is no good or if there are just a few pictures of the home. So please use good photographs to help your clients visualize the home to get them to want to set up a showing. Good Luck!

Cooperating Agents- Let's Work Together

Joe Garcia (EXIT Realty) — Fri, 15 May 2009 18:21:55 -0400

This is so True. Had to re-blog it.

Via Nicole Weidauer (Keller Williams Greater Seattle):

Within the last month, I've dealt with a handful of the various types of agents out there; the helpful ones, the nice ones, the not- so- nice ones, the kind of kooky ones, etc..

When acting as an agent to either buyers or sellers, agents need to observe due care and work for the benefit of your client. Working to benefit your client means that you must deal properly with cooperating agents. The name for other agents working on the transaction iscooperating agent, after all, and you should therefore do exactly that; be cooperative! This is not about you or your deal- this is YOUR CLIENT'S deal.

Like I said before, in the last month I've dealt with some agents that just didn't seem to even want to make things work. Your job as an agent is to be the logical third party who helps facilitate and negotiate the transaction. The real estate transaction can be a downright stressful process and when an agent throws their own emotions into the mix, it makes it that much harder to get a deal going.

Agents, please remember to be cooperative and work with other agents to get a deal going. In this market, it's us agents that need to pull together to start moving those properties and helping our clients get what they want!

Permian Basin -First Time Home Buyers Tax Credit

Joe Garcia (EXIT Realty) — Mon, 13 Apr 2009 21:55:45 -0400

Some 2008 homebuyers are eligible for a tax break, essentially an interest-free loan worth as much as $7,500, under The Housing Assistance Tax Act of 2008.

Known as the first-time homebuyer credit, the tax break is available if you purchase a home on or after April 9, 2008 and before Jan.1, 2009, and meet certain income and other requirements. The credit is equal to 10 percent of the home purchase price, up to a limit of $7,500. Unlike other tax credits, this one must be paid back to the government, over a 15-year period.

Under recovery bill, greater benefits for 2009 buyers

NOTE:

If you plan to claim the credit for a home you bought in 2009, wait until the IRS form is updated in mid-March before you file, or before you amend a return you have already filed.

The new law increases the $7,500 first-time homebuyer credit to $8,000 for primary residences purchased between Jan. 1, 2009 and Nov. 30, 2009, and eliminates the requirement that the credit be repaid, as long as the house isn't sold within three years.

The credit is equal to 10 percent of the home purchase price, up to a limit of $8,000. Those who qualify for the credit will have their refunds increased or their taxes reduced by up to $8,000, on a dollar-for-dollar basis.

Unfortunately, for those who purchased homes in the eligible 2008 period, the credit remains at $7,500 and MUST still be repaid.

The details below apply to both the 2008 and 2009 credits, except where indicated.

Who is considered a "first-time" homebuyer?

Any taxpayer who has never owned a home as a principal residence.

However, you could qualify if you've owned a home before, but not as your principal residence during the three years prior to the purchase.

Married couples cannot qualify for the credit unless both spouses meet the three-year rule.

What qualifies as a principal residence?

Your principal residence is where you live for most of the year. That can be a house, a condo, co-op, house trailer or houseboat, within the United States. Vacation and rental homes are not eligible.

What are the income limitations?

For single taxpayers, the credit decreases as modified adjusted gross income rises above $75,000, and it disappears altogether above $95,000.

Modified adjusted gross income is your adjusted gross income, or AGI (your gross income minus certain deductions such as IRAs and alimony) with tax-free foreign income counted.

For married couples, the credit starts to decrease at modified adjusted gross of $150,000 and disappears after $170,000.

When would I get the money from the credit?

You get the money only after you claim the credit on your 2008 or 2009 tax return, NOT when escrow closes on the home.

What is considered the "purchase price"?

The purchase price is generally your down payment, if any, plus your mortgage. A mortgage can be a first or second mortgage or notes you gave the seller in payment.

How does the credit affect the taxes I owe and the refund I get?

The credit reduces your tax liability, that is, the amount of taxes you are required to pay. Depending on your tax withholdings, you could get a bigger refund or owe less in taxes when you file.

If, for example, your taxes owed for one year are $6,000, you've had $4,000 withheld from your wages, and you buy a home worth $100,000, the housing credit would entitle you to a refund, as shown below.

Under the American Recovery and Reinvestment Act, signed into law Feb. 17, 2009, the first-time homebuyers credit offers buyers a much better tax break. Taxpayers who buy in 2009 can claim the credit when they file their 2008 tax returns, assuming they meet other qualifications.

Tax liability

$6,000

Minus housing credit

-7,500

Minus withholding

-4,000

Refund

$5,500

But if, for example, your tax liability was $10,000, but you had paid no withholding, then the credit would reduce the taxes you owe, as illustrated below.

Tax Liability

$10,000

Minus housing credit

- 7,500

Minus withholding

Taxes due

$2,500

For the 2008 credit, how do I repay the credit?

If you bought your home in October of 2008 and claim the credit, you start repaying it in the second year after the tax year that the home was purchased.

So you would begin repayment when you file your 2010 tax return. Your payments are set at $500 per year for 15 years.

They are "paid" as part of your tax liability. Depending on your tax situation, you either get $500 less on your refund each year, or you owe $500 more in taxes.

You might need to increase your withholding or make quarterly estimated payments to cover for the repayment and ensure that you don't get penalized for under-withholding.

What if circumstances change?

For homes purchased in 2008:

If you sell the house before the end of 15 years, you will have to pay the balance remaining on the credit on the tax return for the year the house was sold.

If you no longer use the home as your principal residence (say you rent it out), you pay the remaining balance on the tax return for the year the use changed.

If you die before the 15 years, the balance does not need to be repaid.

If you get a divorce and the home is transferred to your spouse, your spouse will be responsible for future payments.

For homes purchased in 2009:

If you sell the home or otherwise don't use it as your main home within the first three years, you must repay the credit. If you live in it as your main home for more than three years, you don't need to repay the credit.

Other considerations

The credit is not available if:

You buy your home from a close relatives, such as your spouse, parents, grandparent, child or grandchild.

Your home financing comes from tax-exempt mortgage revenue bonds.

You are, or were, eligible for the District of Columbia first-time homebuyer credit for any year

Permian Basin - Free Service For Home Buyers!

Joe Garcia (EXIT Realty) — Tue, 05 May 2009 08:51:39 -0400

Via Mike Giles (Keller Williams Realty):

Use A Free Listing Update Service Whether you are buying or selling, a listing update service will help you to keep your eye on your local market. This is a service that most Realtors can provide to you and normally it is a free service. How it works:

Set up your Home Profile: create a profile including specific details such as # of bedrooms, lot size, price range, desired cities/towns etc...

Receive your initial list of homes: Receive an e-mail with all current listings that match your profile , (TIP: The more specific the profile the fewer homes you will have to weed through, you can always widen the search later)

Receive update e-mail every day: each morning as you log on to your e-mail account you will have one e-mail alerting you to any new listings or any changes to listings that have already appeared on your list.

Benefits:

Stay ahead of the competition: Learn about listings as they come on giving you a chance to get in before others looking for the same type of listing

Only look at current listings: Most of the large listing sites rely on the agents to post their listings and mark them as sold once they are no longer on the market. The Realtor's service is drawn directly from the MLS and assures you that you are getting all current listings and none that have already been put under agreement or sold.

Request Showings: Stop chasing open house signs and simply hit the request showing button on any property of interest. This will allow the Realtor to set up a private showing at a time that fits your schedule.

Even in a slow market if a property comes on that is priced properly and has desirable features and location, you can miss out by finding it too late. If you are interested in properties in Massachusetts you can set your profile at MY FREE LISTING UPDATE SERVICE Otherwise, find a local Realtor that has the ability to provide this service and start looking at relevant properties that are still for sale.

Contact Mike

Buyer Agency Information

First Time Home Buyer

Search Properties In Massacusetts

My Contract of Attitude - Permian Basin

Joe Garcia (EXIT Realty) — Thu, 07 May 2009 23:10:48 -0400

Contract

Attitude

I Joe Garcia agree that each day when I wake that I can Choose My Attitude.

I can choose to be angry, disinterested, bitter, sad, or frustrated about life. Instead,

I Joe Garcia, choose to have an attitude that is caring, energetic, important, supportive, creative, and overall smiling about life.

I know that:

There is always a Choice about the way I do my work, even if there is not a

choice about the work itself. (Fish Book)

I CHOOSE to make today a great day!

I Choose to PLAY; be serious about my work without taking myself too seriously at work.

I Choose to BE PRESENT; not to let distractions destroy the quality which is present in each of life's moments.

I Choose to find someone who needs a helping hand, a word of support, or a good ear - and

MAKE THEIR DAY!!!!

Smiling,

Joe Garcia

Moving Tips

Joe Garcia (EXIT Realty) — Mon, 11 May 2009 23:11:38 -0400

Via Lori Salzman - senior move management/home staging (Room To Improve):

In case you don't already have enough on your mind when planning a move, here are a few more thoughts to consider when planning your moving date and choosing a moving company.

First of all, remember that loading up the truck usually is NOT the last thing you have to do in your old home. Often you need to get your charitable donations picked up, junk removed or, at the very least, a cleaning crew into the home so it is left in "broom clean" condition. So be sure to leave a little time between the moving van pulling out and the new homeowner coming in for their final walk-through or passing papers.

Most moving companies offer packing or unpacking services. If this of interest to you, be sure to ask about the time and costs required. Sometimes there are local companies which specialize in selling packing materials or even packing but not moving. Often they are a more affordable option than the movers.

Interstate moves and local moves are very different. Local movers usually charge by the hour. Interstate moves are more regulated and cost is determined by weight rather than by hour. Some local companies will not do out-of-state moves or they will contract the work out. The local companies I work with will still use their own crew if the move is within 400 miles but that distance will vary from company to company. Remember: if you're traveling cross-country, you will most likely not have the same moving crew on the other end of the trip. Local companies will contract this work out and you have NO control over who will be unpacking you on the other end. To ensure the same standard of service on both ends of the move, you may want to consider hiring a national moving company so you know the moving crew on both ends of the trip will have had similar training.

Prices also vary depending on when you move. A move on the first day or last day of the month will sometimes cost more than dates in the middle of the month. Many moving companies have "seasonal" rates. Their busiest time of year usually corresponds with the beginning or end of the school year. Weekdays also are often cheaper than weekends. If you have some flexibility with your moving date, ask your mover if one date would be cheaper than another.

Moving companies should be willing to provide you a complimentary in-home estimate. If they're not, look elsewhere. Get estimates from multiple moving companies. If you like one company more than the other but not their rates, ask them if they are willing to work with you. Ask for references. Make sure they are bonded and insured. You may also want to ask if their employees have passed CORI checks.

All moving companies are not alike. If you do your due diligence though you should be very satisfied with the service your receive.

*******

Lori Salzman is the owner of Room To Improve, one of Boston's few full-service home transitional companies.