Quick plug:  The course is completely worth the time and effort.  Should you see it offered near you TAKE THE COURSE.  It is 13 weeks and fantastic, neigh I say life changing!  If you have a teenager or young adult in your life whom you care for deeply, get them in this course!  You will never learn so much in so little time!

I am off my soap box now on to the task at hand.  How long had you had your current home owner's insurance policy?  3 years?  10 years?  30 years?  Well, I have personally had my homeowner's policy for 6 years.  When we got our policy we shopped around, we made sure we had replacement coverage, etc.  We were diligent and educated... which, at this point, means beans!

I am a very knowledgeable Realtor.  I pride myself on my knowledge level in all things real estate.  I thought insurance took care of itself once the policy was written.  I must admit that again, I have learned something from someone who knows more than me.  Thank you Dave!

We all need to call our insurance agents TODAY.  Find out what our deductibles are and if it would make better sense to raise the deductible a little to have a lower payment.  Afterall, it makes no sense whatsoever to call upon your homeowner's policy if your repair need is under $1500-2000.  I understand that is a lot of money but frivolous use of your insurance policy these days can lead to your policy being needlessly cancelled or to having the claim affect the resale-ability of your home in the future.  You may want to consider upping the deductible for a lower annual premium.

Second, MAKE SURE you confirm that your home have "guaranteed replacement coverage."  This means that, God forbid, something happen to your home the insurance policy will replace the home no matter the cost.  Many policies have been changed over the years to "extended replacement cost."  And you never know, in all those pages of the policy yours may have been changed unbeknownst to you.  "Extended replacement coverage" means if your home is damaged the insurance company will cover up to the amount of the policy plus 10-20% over that amount (different companies offer different percentage overage).  So let's say you have owned your home for 6 years.  You bought it for $200,000 and your policy is extended replacement coverage for the amount of $240,000 BUT replacement cost of your home, due to appreciation, market, etc, is now $300,000.  You would be stuck with a $60,000 bill that is not covered under your insurance policy. OUCH!

You are probably covered but it certainly makes a good case for a phone call to your friendly neighborhood insurance agent.  I am looking forward to saving a little bit of money AND making sure my home is properly covered.  That is one more thing I don't have to worry about this summer.  Have a great week!  

And remember, call me with any of your real estate questions.  I would love to help!

Currently There are 902 properties active in MLS.  Those properties have been active for an average of 149 days.  And they are listed at an average price of $241,499.

Since January 1st, 89 homes have expired and gone off the market for 'failing to sell.'  These homes were listed at an average price point of $230,720 and stayed on the market for an average of 227 days.

Currently, there are 78 homes under contract to be sold.  They are listed at an average of $217,737 and were active on the market for an average of 117 before going under contract.

A total of 97 homes have sold since January 1st.  These homes were listed at an average price of $181,908 and sold for an average of $168,920.  Homes are selling for about 92.8% of list price.

This means that, while homes are tending to sell after an average of 93 days on market, there is currently a fourteen month inventory of homes in the Concord area.

If you are looking to sell a home in Concord, call me.  Even when market conditions may seem intimidating I can help you successfully sell your home.

Currently there are 144 homes on the market.  They have an average list price of $319,337 and have been active on the market for an average of 148 days.  

Since January 1st, 2010, 20 homes have 'given up,' in other words, their listings expired due to failing to sell.  They averaged 229 days on the market before giving up.  **Remember - buyers do not reject homes, they reject value or, rather, a lack of perceived value**  

There are currently 16 homes under contract in Harrisburg.  They averaged 190 days on the market before finding the right buyer.  Their average list price is $265,422.  

And, the best news of all, there are 31 happy sellers who have sold their homes since January 1st!  These homes averaged 108 days on the market.  They listed at an average of $298,115 and sold at an average sale price of $281,378.  This means that sellers in Harrisburg are getting an average of 94% of list price.  

If you are thinking about selling a home in the Harrisburg area give me a call.  I would like to help you stay out of the "failed to sell" group and get you into the "happy sellers who closed" group! There has never been a time as competitive as now.  Condition+Price=Happy Seller who Closed

1) Do you have a house to sell before you buy?

If so, go ahead and talk to your 'Realtor for Life.'  Found out where your numbers are.  Make sure you are, indeed, in a place to put your house on the market. Especially now.  If you bought at the height of the market you want to be sure you are in a financial position to sell right now. 

Next, get your house on the market!  If you want to buy *but* you have to sell before that, bite the bullet and get your home on the market.

2) If you are planning to finance the home, talk to a lender NOW.

Do not wait until you are in the process.  Lending laws and practices have changed and lenders tightened their belts.  Go ahead and get pre-approved now. Your benefits are that you will be made aware of current loan programs, you will know what amounts are comfortable for you on a monthly basis and as a whole.  You will also find out if there are any glitches on your credit that a) shouldn't be there and need to be disputed, or b) need to be corrected before purchasing is possible.  Either of these *glitches* can take months if not longer to correct.

Now that your current home is marketed or sold and your financing is taken care of the FUN can begin.

Call your 'Realtor for Life.'   If you don't have one call three Realtors to interview. I would love to be your 'Realtor for Life.'

Sit down for a consultation as you do with any other professional.  Your dentist tells you what he or she is going to do before they start pulling teeth!  

• Talk to them about the area, city, town, neighborhood you are interested in.  See what they know about that area.  
• Talk to them about how they do business.  Is real estate a full-time job? Can you contact them on weekends? Are they capable of walking you through the purchase process confidently and with clarity?

I have lived in Harrisburg for six years now and I love Huntwick and Camelot more and more every year!  People were very patient on the streets of the neighborhood as they maneuvered around our festive "reindeer and sleigh."

Of course, no Christmas party is complete without a visit from Santa Claus.  And this year Santa was fortunate enough to arrive in time for some clam chowder before everyone starting rolling in.

We had a terrific spread of clam and corn chowders and oyster stew.  With the rain and the cold yesterday, the chowder table was completely empty by 3 pm.

I believe everyone had a wonderful afternoon.  From what I have heard, it was certainly better than watching our beloved Panthers playing the Patriots.  For all the best pictures, visit my gallery.  Video will make it on just as soon as I can find the time to edit!

Thank you all for helping me make 2009 a very successful year both professionally and personally.  And remember, I am never too busy for your referrals.  I will care for your friends and family just as I have cared for each of you.  I will make you look great for the referral.  

2010? Bring it!

Back to THAT market.  Let's talk about where I call home, Harrisburg, NC. 

• Currently there are 136 homes active on the market
• They have been active for an average of 166 days
• They have an average list price of $317,657

His bank sent him an invitation yesterday to have a credit card since he is "of age."  He was THRILLED.  I am not sure if he completely grasped the idea that it comes with a bill attached on a monthly basis.

This brings me to my very important point.  We have few things in this life that we actually get to control.  One of these things is our money and credit.  There are others, of course, but I am true to my real estate roots here.  Money and credit are so, so easy to get sometimes, people may not realize just how hard those things are to get back when you have become foolish or spoiled with their use.

Let me pause for a moment and just mention that I realize "things do happen" and there are times when these things seem to be beyond our control.  I am mainly talking to the "young and vulnerable" here.

To these 'young and vulnerable' who may not know yet; it only takes 30-45 days to establish credit.  And typically, it all starts well.  So 30-45 days to establish good credit.  It only takes one good vacation week to ruin credit if you don't have a solid payment plan already devised.

With poor credit you can't buy a car or a house.  These days with poor credit, you will lose many job opportunities and you may lose your bank account.  How long does it take to recover from a credit fall?  Sometimes YEARS.   One missed rental payment or missed mortgage payment will haunt you for 12 months!  Protect your credit.  It is easy to get and very difficult to get back.  

God charges us to be 'good stewards of his gifts.'  If I can relay this level of responsibility to Micah at age 13 then maybe it will make sense to him when I am not by his side to help with the decision making.

So I sat down with my broker just the other day to formulate my 2010 Business Plan because we all know without goals, there are no rewards.  We went over numbers galore; averages, number of transactions, number of listings, number of buyers, etc, etc.  Then we set goals.  What kind of numbers I should strive for in 2010.  Fascinating right?

Then we started to discuss the real meat of things.  What are the educational goals?  What are the family goals?  Where and when will we vacation next year?  How will Virginia grow in 2010?  For those of you who haven't taken such a challenge, I dare you.  Sit with your family, spouse, boss, SELF, and set your 2010 goals.

I used to run.  I mean really run.  I ran 30ish miles a week.  I loved it.  Well, in real estate sometimes your schedule can take over your life hence, I no longer run consistently.  

My 2010 goal?  One 5K per quarter. Seems reasonable, right?

Fast forward to yesterday, I was browsing facebook (minding my own business) when a friend from college posts that she is running the Sacramento Marathon on Saturday.  I post back, "Plan on Chicago next Oct.  My hubby is running it.  We can visit.  I won't run a full marathon so I can cheer you guys on."  

Her reply?  "You and I can run the half.  I will call my friends.  It's a date!"

I stared at that reply for a good ten minutes.  What do I say?  Do I wimp out?  Do I commit?  She and I are both over 40.  If she can I can. Holy smokes, what AM I thinking?

You guessed it.  I committed.  Now it is on my blog so I am really committed.  Look for updates.  I will post a schedule of my races soon.  Chances are good I will post a LOT about my progress.  I am all about the "ataboy."  I am scared to death (of running 13.1 miles again) but I am so jazzed about the coming year.

2010 is going to be one helluva good year in the Halter household.  Name your goals, professional and personal.  Give yourself a road map for your success.  You won't believe how good it feels.

Please help my office, RE/MAX Signature Properties, celebrate the joy of giving this Christmas season.  We are asking for donations of care package items to be sent to some of our troops stationed in Baghdad, Iraq.  These folks work HARD for our freedom on a continuous basis.  Let's show them how appreciative we are with a GREAT BIG care package!

I ask that you prayerfully consider a generous donation to help those who continually sacrifice so much for our freedom. 

Drop off: Monday, Dec 7th through Friday, Dec 11th 

Time: 8 am - 5 pm

Location: RE/MAX Signature Properties

7752 Gateway Lane Ste 200

Concord, NC 28027

Call for additional info: 704-605-4285

Acceptable donations include:

Dried Jerky (all flavors); Dried Fruit; Nuts (all flavors/kinds);
Wasabi Nuts/Peas; 

Microwaveable mini meals or soups (Hormel, Chef Boyardee, etc.);

Trail mix; 

Mini toiletries: shampoo, razor, deodorant, toothbrushes, toothpaste, travel Kleenex, Charmin-to-go; 

Baby wipes; 

Candies - only hard, no chocolates they melt; 

cigarettes; chewing and/or dipping tobacco; 

games: Mad Gab, Sequence, Suduko, mini puzzles

Calling cards

Lip Balm

Please help us provide the best Christmas possible for our troops overseas by giving generously. Gift boxes will be shipped on Monday, Dec 14th and should arrive before Christmas day.

More information can be found on our event page on facebook.

Thank you and have a very, Merry Christmas!

Situated in Concord, NC between Hwy 29 and Hwy 49, Roberta Farms is convenient to Concord Mills Mall, Lowe's Motor Speedway, and down town Concord.  Frank Liske Park, one of Cabarrus County's nicest parks with mini-golf, tennis, paddle boats, several playgrounds, an enclosed barn & pavilion, and many baseball & soccer fields, is right around the corner from the neighborhood.

A few real estate statistics:

• average sale price over the past six moths is $184,666
• average sale price in 2008 $183,875. (that is a 1% increase which is huge in this current market)
• average list price is $205,940

I ran into an issue recently where, during an inspection, my buyers and I found there was a considerable amount of standing water in the crawl space, as well, the sill band was rotted out and damaged from termites.  My problem isn't with the issues themselves.  My problem stems from the fact that there was evidence of a recent termite treatment, the vapor barrier appeared to be newly put down as well, and there was a "makeshift" substandard repair done to the sill band.  None of this was disclosed on the property disclosure statement.  

I know the termites had been treated and appeared to be inactive so that is fine but the standing water in the crawl space and the ill-repaired sill band???  Our sellers need to understand that the property disclosure statement is an important document and they have to be honest on it.  As agents, we also have a responsibility to our clients and to our profession to make sure these statements are filled out with the highest integrity.  

We don't have the time to waste on homes that are in poor condition if they aren't properly represented and priced.  We owe it to ourselves and our clients to represent our properties honestly and fairly. 

She was happy that we offered full priced because she isn't a negotiator!  Back when she sold real estate (great, an ex-agent) she always had her clients offer the best offer first, take it or leave it because she isn't a negotiator.  She went on to add that she didn't intend on doing repairs and she didn't negotiate on those things either.

Has her agent not discussed this process with her?  Was she unaware that many people in real estate do, indeed, negotiate, in fact, that is how we spend our days.  Did she feel the need to have to alienate and/or offend her buyers?  Probably not!!  As agents, we have a responsibility to talk with our clients and advise them honestly.  Have your sellers leave during the home inspection.  Not only because it is long and invasive but because pride of ownership makes it, often, very hurtful.  This can and is reflected in what the sellers say to the buyers and the inspector.  Then, we agents have to repair and rebuild a seller/buyer relationship which should never have been allowed in the first place. 

We need to save our sellers from themselves.  Ask them to leave during the inspection, have lunch or catch a movie.  If they insist on being home ask them to be in another part of the home from the buyers and inspector.   This makes the inspection process so much easier.

I seem to be discussing our responsibilities to our sellers a lot lately but I can't help it.

My buyer had an inspection done on a home he has under contract.  We knew going in that the home is twenty years old.  We expected a laundry list of piddly maintainance items.  What we got is $15,000 in structural damage due to termites. 

Of course, the seller is completely blindsided.  She would have no way of knowing her sill plate and band had to be replaced UNLESS... she had had a pre-inspection done on the property. 

I have taken to advising my clients, all of them in homes over ten years old, to have their homes pre-inspected. I advise that the buyer may (and probably will) still have their own inspection but most any issue of worth will come up on our inspection.  Yes, they cost $300 or so up front but they can certainly avoid a train wreak like i am currently sorting through.  All inspectors have their pet peeve items they obsess over but all of them should pick up on the structural issues that can run up thousands of dollars each.

There are such wonderful home warranties now that will use the inspector's report to warranty the home.  If all repairs are made then there are no denied claims from the home warranty company.  If a certain repair is not made then that aspect of the home is exempt from warranty coverage.  How nice to be able to offer a "no claims denied" warranty with a home! 

Was our seller advised to have a "misc" money stash for expected repairs? I don't know.  Did her agent explain why she needed a pre-inspection after his observations of the home?  I don't know. I hope so.  It may be a long couple of days negotiating!

I saw her name in the paper (again, she has really dug in her heels to be an active part of our community!). Anyway, I called to brag on her and tell her thank you for being such an inspiration to relocating families everywhere.  She had been invited by our local Observer Newspaper to be a part of a newcomer's forum.  She and fifteen others got together to tell the newspaper and each other what they thought of moving to Charlotte!  I mentioned that I would have loved to have been a fly on the wall and she got kind of quiet.    She went on to tell me that real estate agents got HAMMERED!!

There was an African American woman who's agent would not show her specific neighborhoods she asked to see.  She had already signed a buyer agreement and felt her hands were tied so she bought a home with this guy she refers to very negatively.  My  client had actually been working with another agent when she called me and asked if I would show her homes in Harrisburg.  Of course, I would.  Later on I learned that the agent before me refused to show her anything in Cabarrus County saying, "You won't like that a bit!" The agent wouldn't elaborate on tax rates or schools saying it wasn't important because she wouldn't live there.   My client's comment was, "He was going to have us live in Huntersville come hell or high water!"  Nothing wrong with Huntersville.  Love the city!  It just wasn't for her family.

Thankfully, my client stood up for us saying that her REALTOR (ME!!!) was brought to her as a gift from God.  Not often I get devine praise but I'll take it.  She did say that people got their issues worked out but real estate agents fell very low in the eyes of the moved and the moving.

 Folks, what can we do???  We have to have a better screening process before handing out the licenses.  Maybe raise the fees to astronomical amounts to weed out the low producers who don't do enough business to stay in touch with the changing marketplace?  I mean steering, really!!! In this day and age of embraced diversity not to mention the "law suit happy" culture we live in today we have to believe in the equal rights policies of F.R.E.S.H. C.O.R.N.  

Part of my job that I enjoy the most is meeting people.  You meet regular folk, odd folk, celebrities, etc.  And they are all different.  All of 'em!  I love that!!!  And the consistent comment I get is, "She listened and took me right to what we were looking for."   We need to listen and care about what we hear from our clients.  When we all do that I know our reputation as REALTORS will explode.

You know, every REALTOR needs a break.  We preach this to one another all the time.  I will tell you again, TAKE A DAY OFF!!  You have earned it! After coming home from the Star Power conference this past summer I decided I would sit down with my family and make a daily schedule that worked for all of us.  We did it!!  No email before the bus comes.  A two hour break in the afternoon to help with homework and nothing after 7pm.  Also, no Sundays.  Now, of course, there are exceptions but life in our home is far less stressful and far more productive now. 

But back to the title; a bum transaction took way too much of my time last week (Wed, Thurs, Fri), I showed homes all day Saturday and again all day Sunday so this morning my beautiful daughter who is seven, Maya, coughed and coughed and coughed some more.  That horrible, fog horn cough.  So again, God works his magic.  "Listen to the children," he said, "Take a day off!"

And, of course, we are supposed to spread the word of the Lord so TAKE A DAY OFF.  Finish your shopping, visit an old friend, hot bath and a glass of wine before noon, whatever.  Take a day off and enjoy the holidays. You have earned it!  Merry Christmas!

I tell my clients at the onset of the building process that one of my perks as that I will come by the site and take pictures amuck so they can feel a part of the process.  I set up each client with their own website with the pictures in seperate files (i.e., footers poured, framing up, roof on, pre-drywall, etc).  My clients can log in anytime, anywhere and show off their home!  I also, take pictures of each wall in each room during the pre-drywall walk to illustrate for the buyers where all of the pipes and electrical wires are run.  This series of photos actually get their own disc for folks to reference later on when they want to add a door or take out a wall, etc.  

The on-site agents love this because my clients know immediately if they have a question about something and we get it addressed quickly instead of all the backpeddling.  The clients also remember to call me with questions first which helps cut down on the "he said," "she said" mess that means nothing unless it made it to paper. 

And, just last week I found a company who will bind my favorite 150 photos in a hard cover book format with and wording I want for only $35.00!!!  So I get to follow up by giving them a coffee table book of their home being built.  And my logo and info (discreetly) on the cover.  How cool is that?

I have gotten several referrals to family members who appreciated how well I took care of so-n-so and can't wait to get their own pictures.  My clients know I didn't just sign a contract and dissappear until the check is cut.

My CRS classes  stressed knowing your points of difference.  I believe this counts.  

In addition to being in a central location on the east coast we actually experience the best of all four of our glorious seasons.  You can't beat our gardens in the spring, our beaches in the summer, our mountains in the fall, or our Christmas spirit over the winter season.  

Here in the Charlotte region we are enjoying a strong real estate market.  We are projected have one of the strongest real estate markets in the country over the next year. 

This is not the Charlotte of the "old South."  We have quickly become a wonderfully diverse and forward thinking region.  While we have grown into a financial capital and urban mecca we have not lost that Southern charm we are known for.  When you come to North Carolina you can't help feeling cared for.  That is what we do, we care for our neighbors and it shows.  Our people are just as inviting as our weather. 

I was born and raised in this beautiful state.  I gave it a try in the northeast and the midwest; both areas had some fantastic qualities but North Carolina always called me back home.  Am I surprised that North Carolina is the 10th largest state and is growing so quickly? Not me.  Come for a visit.  You will want to stay!

There are two nice neighborhoods directly across the street from the landfill.  They have not suffered in property values at all!  In fact both neighborhoods have new construction phases going on in them and they are well established neighborhoods. 

I ask this question because I had a client who got upset that she is "right next to the dump."  Long story, short.  She is finding another home but I am not sure where this falls with regards to liability.  Now I am curious.  My client had five properties (including two fully treed buffer zones) between her home and the property owned by the landfill company.  That property owned by the landfill company was attached to the property being currently used for the landfill but was newly acquired acreage.  The new acreage wasn't expected to be worked into the landfill for another five to ten years.  As well, much of the newly acquired land was intended as buffer for the active portion of the landfill.  It was unusable due to water flowing through it.  Before she signed any contracts we quizzed the on site agent at length regarding the lands around the neighborhood.  He insisted it was all privately owned. And didn't know of any plans for any of it and couldn't make any promises.  

I have since heard from another agent that she had a client get out of a new construction contract over two miles away from the landfill.  They were even made aware of the location of the landfill beforehand and later changed their minds anyway!

I don't want to misrepresent any of my clients but how far out do we go? We also have a speedway in Concord.  Lowes Motor Speedway, you may have heard of it.  Now, a motor speedway is loud!!  I live in Harrisburg around six miles away and I hear the track twice a year during the races.  I disclose the track to all clients by driving by and having discussions about race weeks, noise, and traffic.

When i checked with the NC licensing board for some more definitive answers about material facts I couldn't get much.  If something isn't an environmental hazard and it isn't adverse to the property (failing property values, etc.) then there isn't a material fact. I have always disclosed the landfill to the neighborhoods across the street from it but do I really need to go out a three mile radius?  Five mile radius?  Any ideas?