Viroqua Wisconsin: May 2009

Now here is an interesting way to sit around a fireplace without ever leaving your computer! I suggested to blogger who posted this, that I could use this on my laptop when I host an open house this may add some ambiance to the event! Enjoy, just click the link below!

We've been on the market almost a year and only had one offer! Last month there were 17 showing and we wonder where all those buyers went? Could we have some more ads run?  It looks like all the buyers who have looked at our house are buying other houses and not our house! We want more newspaper ads please... so they might buy our house soon!

A year on the market is definitely painful, when the average time in this market is more likely to be 135 days. To have an average time on the market you need to have the home also fall within the average range for what buyers are expecting to see in that price range. Over that year, I am sure your Realtor has asked for price reductions. More often, a common reply might be you aren't quite ready yet to drop the price. Prehaps you had more invested in the house than that suggested price and if you didn't recover that investment, than you just could not move. Will it be STAY or GO, the choice is yours. The unfortunate thing is those reason won't have any influence on what price you get for the home.  The market will always set the price for the home and not the Realtor or Seller. It just won't sell until the market catches up to that price or the home is improved to the level that meets the market's expectation of condition in that price range.

There are only three major selling factors: Location, Condition and Pricing. If you compare these three factors with the other homes in the same neighborhood, you may quickly see how your home stacks up to the competition. Most likely it is not the quantity of Ads or time the home was held Open that is preventing the home from selling at all, but the Location, Condition or Pricing that is keeping it from being marked SOLD.

Location is something that cannot be controlled, so pricing and condition are critical if the location is not well match for the primary use. For example if you have a residential home with all bedrooms on the second floor, it's more likely it will appeal to a family with children than a senior buyer.   A home on a busy main street could also have value as a business location providing the local zoning would allow this. There is a best use for a property and location is most always about the best use. It can influence the price either up or down depending on where it is, what is next door or nearby and what is known that may happen soon that will change the location or use.

Condition is something sellers, and only the sellers have complete control over. This facet of selling ones home is limited only to the seller's pocketbook and ability to afford what repairs or decorating is needed.  Often it comes down to, if the seller is willing to work and maintain the appearance of the home so it becomes easier for the agent to get the home sold. Even if the home is not the best on the block, clean homes sell fast! Neutrally painted and staged homes are easier to sell then homes with loud paint color choices, homes that are extremely personalized with large amounts of collectables, or homes that are just dirty and unkempt. Odors are another very likely reason ones home could be on the market for a very, very long time, cats, dogs and cigarettes will kill the sale faster than any other condition in the home.

Price it almost always comes down to price. You can Price your home to stay or you can Price your home to move. The market will always set the price. What you want, need or believe it is worth makes no difference to the market. If you have had 25 showing and no offers it is the price, if you have not had any showings it is the price and lastly if all the buyers who are looking are buying other homes, you need to recognize it is the price that is keeping the home from selling. If the house is not in the best location, the best condition then the price will need to reflect this. The price will then need to be slightly adjusted to just below the completion to attract new buyers to the home. If the price is still too high after all that time on the market it may be time to take it off the market. Thus waiting until the market catches up to your expectations. Another possibility if a homeowner can afford it, is to add value to the condition of the home thus bring the home in-line with market price for those home in that conditions. So you see, running more print ads or posting the home in more places around the Internet without adjusting the price or the condition after so much time on the market is not likely to guarantee a sale on your home. More than likely it will guarantee that the Realtor is advertising an overpriced listing, buyer will look again, and many will buy some other home, so deal with it or have no deal at all. 

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "We think more Ads will do it!:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.

We agents all have them & it seems like they are also always, always empty! No matter how many flyers you placed inside that info box at the time of installation or how many extra flyers are left behind inside the home for replenishments, it's never enough.  How come they routinely run out on Sunday mornings, on Holidays like today, or when you are way too busy to immediately, drop everything and come' a running?

Info boxes aren't anything new and have been a fixture in selling real estate just about as long as the For Sale sign. Sellers like them; Buyers like them but many Realtors don't like them.  The reason is easy to understand, they yield few calls and the box is a chore to keep full. You are hiring a realtor to "sell" that home and without the opportunity to speak directly with potential buyers they won't be able to do their job effectively. If an agent uses a brochure box, then they probably leave some information off the flyer (like the price) so if there is a serious buyer they will call the agent. Then the agent can start the communication process of selling the home or sell them something else that fits their needs. Also there must be a system to keep the box filled. They're just a simple, low tech, low cost marketing tools to get the buyer's to call us.  Buyers pick them up so they won't forget the address or won't forget the number on the sign. They pick them up expecting to see the price and basic info on it, or so they can go to our website address for more info and pictures at a more convenient time for them. Other reasons the boxes are often empty are: Many of the flyers are taken by neighbors, sometimes children taking them for the fun of it and throwing them away, not to mention when it rains, the flyers get ruined.

So... Whose job is it to keep it full? The Realtors?  Well that's debatable or should I say negotiable.  Often the seller will agree to refill them when the home is far away from the Realtors office; if the property is nearby the Realtor's office then the Realtor will do it. Nonetheless, no matter who agrees to be charged with the duty of refilling the empty box, it is a task that often slips through the cracks. When the crack gets wide enough for the seller to look into it; in their mind, it is always the Realtor job, the Realtor is not servicing them correctly and/or it can become a source of irritation for the homeowner. So here are a few ideas how to keep them full and keep your seller happy.

One:There are services that will check and refill Your Real Estate Brochure Boxes Once, Twice, Or Three Times Per Week for a fee.  Larger market places may have this service, but it's predictably not in a small market like mine. I personally think this is a very pricey service, which typically cost between $25-to-29.00 per listing brochure box per month, plus a cost per numbers of flyer placed. 

Two:Another method would be to automatically snail-mail out directly to the seller's homes that have info boxes once a week no matter what. This way you always have flyers at least at the property for them to re-fill when needed. If you don't have an assistant, it can be managed by placing this task on your scheduler as a repeating task until the home is sold. 

Three:Almost all Realtor websites have a print out a flyer tab; so the seller can always get a few extra. Many sellers may feel you are not doing your job when the box is empty if they have to print them out and fill the box, this is just for the in-between time until supplies reach the box via mail or hand delivery.

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "They're always empty on Holidays:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.

New Listings for the Month of May in Vernon County, Wisconsin totaled only 13 listings.

The price range went from a low of $59,895 to a high of S675, 000.  What do you get for the money?

At the low end of the price range is a 3-bedroom recreational property located in the small town that comes with a River View!  The listing remarks say:  Remarks: BEAUTIFUL SETTING FOR THIS 3 BEDROOM 1 BATH HOME OVER 4 ACRES. HANDY MAN SPECIAL WITH A 30 X 30 POLE BUILDING FOR SHOP OR STORAGE. ROOM SIZES AND SQUARE FOOTAGE ARE APPROXIMATE. NEEDS WORK.

Over on the higher end of Vernon County property for sale, is a fabulous custom home. Agent's remarks are: ENJOY THE CHANGING SEASONS AND DAILY BEAUTY OF THE MISSISSIPPI RIVER VALLEY FROM THIS AMAZING HOME PERCHED HIGH ABOVE THE RIVER W/A PANORAMIC VIEW THAT IS 2ND TO NONE THIS HOME IS HIGHLIGHTED BY SPACIOUS ROOMS THAT MAXIMIZE THE VIEW AND A SOARING 21 FOOT FIREPLACE PLUS IT IS NOT CLOSELY HEMMED IN BY OTHER HOMES LG 2ND GAR/WKSHOP W/ LOFT IS GREAT FOR HOBBIES ETC.

Sold MLS Listing for the Month of May totaled 9 the price range was from a $83,500 for an country ranch style sold home in Westby. It was on the market only 15 days. The high sale for May was also a ranch home in the country but that one came with 55 acres and sold for $230,000 and took 234 days.

There are currently 139 active MLS Single Family listing available all across Vernon County.  If looking for a home in Viroqua or in Vernon County take the guesswork out of the search. Get the experience you can depend on... Contact Mary Strang at RE/MAX Hill Country I am here to assist you. 608-606-2999.

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

This little House on the Prairie... is all tucked away nicely and privately at the end of the Lane. It's the perfect place to center yourself; it's a calm, tranquil place of beauty and nature hidden right here in Southwestern Wisconsin.

The all-wood interior is warm and cozy in this Amish-built 16'x 46' Log Retreat. Situated on 3.170 surveyed acres of gently rolling, meadows and woodland, the cabin was built from 6"x 8" Solid White Pine square milled logs. One of the cabin's distinctive design elements is its eye catching green steel roof. There is a rear 8'x30' covered porch and a front porch which is also covered and is 10'x10' in size. All of the cabin's windows and doors were upgraded to insure comfort and energy saving. There are 4 - Six foot Dormers that add space and headroom to the second level.

The interior and exterior of the cabin has a rustic appeal and is furnished with an eclectic mix of antiques and log cabin styled furniture. The main entry opens up to a vaulted great room with Knotty Pine Floors, Hand Hewed Ceiling Beams and 2 upper lofts above. Each loft has it's own staircase, one loft one is 17' and the other is 14'. The central Kitchen has Silestone countertops, a farm sink, and the appliances are included. In the bath, is the location of the plumbing supply to the cabin, it has been set up to make shutting down the system simple. There is a main level master bedroom and thought out the cabin are Rustic Pine Interior Doors and Rustic Light Fixtures that add to the woodsy décor of this retreat.

Asking Price: $144,000

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "New Listing: Recreational Cabin nearyby Viroqua:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.

With a bit of luck and some time, our Vernon County real estate market appears to have hopefully weathered the worst of the housing storm. It was during the past 6-month, that many buyers were noticeably standing around on the sidelines waiting to hear if it would get worse. Then others were waiting to see when and if the housing downturn would end before they would make a move.

Even though we continued to be optimistic, that's how it was last September when this home was first listed. This homeowner and I had a clear understanding between us, that we might be in for a longer than normal ride on the market. As it turned out it was 240 DOM (days on Market). The good news... Hurray... is it is closing next Wednesday! So without a lot of fuss, I just want to say Congratulations Diane! It was especially nice to have a client who kept the house clean, ready and easy to show even though you had moved away. Your grass was always cut and looking nice. Even during winter your driveway was plowed and the deck was shoveled free of snow. How very thoughtful and wonderful you were to work for. I know all the agents who showed your home commented how well it showed. But, then it just took one buyer to come along and love your comfy country home, just as much as you did!

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "Best Wishes Diane"  Disclaimer:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.

If there is one guaranteed thing about selling real estate, it is that every day is guaranteed to be different from the past day.  For example, a couple walks into my office a few weeks ago. They express a desire to own some farmland. Upon questioning them, I was able to learn they wanted an investment and felt the rate of return they could earn renting cropland to a farmer was profitable. Gently, I asked how they determined this to be so? Typically buyer will share much, but these two weren't willing to discuss much and wished only to take a tour out to the countryside and see some corn-ground. Given that they knew exactly what they were in search of; I did ask a few test questions.  Like do you know how many bushels of corn are typical in this area per acre? I went on further to explain that maybe 125 bushel was typical, and this particular ground which they protested as to pricey a price... yields around 250 bushels per acre. While this other one over here, well, was very low and one most likely couldn't feed a goat on that one, which shall we see?

Nevertheless, we set off to see some cropland. Now there is not much to look at, as typically this type of land is very flat or rolling and not necessarily scenic. Yield is what you want to look at. If for an investment, that does count.  It was a chilly, windy and a wet day, as we arrived at the first farm on our list.  We each turned our separate cars onto a dead-end road. As we pulled in, out charges your typical farm dog. This dog was perhaps a year old, looked to be a mixed of Irish Setter and lab, very friendly. In fact he was overly friendly and an overly enthusiastic jumper. Within a few minutes of pulling in my car was quickly covered in muddy paw prints. Immediately, (I'll call him) Mr. Dozer set upon greeting my newly acquired customers as they got out of their car. They were both attired in stylish all black, designer clothing. Dozer was just so very happy to see them; he couldn't help but to lunged up, placing numerous mud-covered prints all over their expensive clothes.

There was no stopping Dozer, since farm dogs typically don't get a lot of company, the dog just kept dashing about in circles then charging full force towards them leaping with paws up and forward! I know that if you want to train a dog to not jump at your chest, you could raise your knee toward the dog as they leap, the dog then is greeted with the blunt end of your knee, which does not hurt them. Then you praise them and try to get the dog to sit down or stand on all four legs. Trying this was to no avail...the only thing that came of this, was the companion of the buyer thought I was, to my surprise, hurting the dog! Shortly after attempting to stop the dog from jumping on them they too jumped... but into their car and headed quickly back to the city. I was left to only guess that they had decided that investing in farmland was not exactly for them.

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "Paws First Realtor Second"  Disclaimer:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.

Just in case you did not know this, Postage when UP again.

Many of you know about the First Time Home Buyer Tax Credit for 2009. It has never been a better time to buy a home!

I would bet most folks have seen classic country mailboxes along rural roadsides. I would bet too, anyone who has ever driven around the rural countryside may have come across that folksy country humor of an airmail mailbox. They are out there, rural pranksters still putting them up thinking they are really cleaver for coming up with that idea.  Well today I actually came across something equally clever, it is what one might refer to as an airmail info box.  

I'm guessing that the listing agent who installed this info box better have some liability insurance. It's on a blind curve, to access it you would need to be a mountain goat and where to park without getting killed? It is certainly the most inconvenient location for an real estate information box I have ever seen. The last guy who was limber enough to get an info sheet out of this box, left the box open; most likely all the remaining info sheets are all wet. That is, if there are any in there, aren't most always empty?

Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-606-2999

About the author:

Mary Strang is the Broker-owner of RE/MAX Hill Country Realty located in Viroqua, WI. Home to Organic farming, a small rural city population of about 4000 and a great place to live! Copyright © 2009 by Mary Strang.  All rights reserved... "Airmail information box"  Disclaimer:  the blog post was written by Mary Strang is believed accurate but may not be guaranteed.