New Construction

In addition to working residential real estate we, Diana, Karen & Mary, work in New Homes. Back in the day when real estate was booming this was our niche. We still enjoy it, but it has changed. It has changed in many ways. There was a time that we would sit with a buyer going over plats with lot dimensions and and lot elevations to help them choose their lot. Then we would pour over the different floor plans/blue prints to help them choose their dream home. Today, there are no plat maps. There are no blue prints. We look at artist renderings of the plat and artist renderings of the different floor plans. We do not know lot dimensions nor the square footage of different rooms in the floor plan. We do not even know the “foot print” of a house plan. (the foot print is the width and length of a house). We can walk a lot with buyers and we can sit there and describe the floor plan, but we can’t give any dimensions. We are lucky to have a spec home to show. In addition, there are no lists of options. Let me rephrase that. There is a huge list of options but not something we can pass out. The option list is made for each individual floor plan and includes every option for every room for every plan. Typically the options are about 13 pages long for each floor plan. And then there is the contract. No longer do we use the GAR (Georgia Association of REALTORS® )contract. Builders have bought into these programs that generate a “builder contract” while placing orders for all the different subcontractors who are involved in the construction of the house. Basically it means the sales agent is now doing the production work as he/she writes the contract. In theory this is a great idea. It saves the builder money because he/she does not have to pay anyone to do the production. The agent works solely on commission. For the buyer this could mean lower prices, if the builder choses to pass that savings on to the purchaser. What this also means to the buyer is that “custom” options are a thing of the past. Though some programs allow for Custom Option Requests, some do not. If the program allows for it, the process of writing a contract could take much longer. The program also creates stopping points for adding things to the contract at different stages of construction. Take for  instance, as a buyer you suddenly realize you need an additional electrical outlet in a room. You notice this as you are walking through the house while the electrician is working in the house. Back in the “old” days you could run to the model home and the agent could call the on site builder. From there the builder could run over to the house or call the electrician to put in a new outlet. That’s not how it works. Today, an order must be created, signed by both parties and then sent to the vendor. Even though the vendor/electrician is there in the house, he cannot make a change without a change order. This is where there could be a cut off. While you the buyer are busy trying to get this change order signed, and the agent needs to get the seller to sign, construction is still going on. Most times it will be too late.

If you are thinking of buying a new home, especially if you are having it built. Please be patient. Don’t be surprised to hear the words no, a lot. Prices are generally not negotiable. A builder has to keep prices up for appraisals. If a neighborhood is in close out, you may have a chance to negotiate. If a spec home has been sitting for a while, you may have a chance to negotiate. If the neighborhood is having trouble getting “off the ground” you may have a chance to negotiate but most often, there is no negotiating.

Read the standard features as that is really all you are going to get. If it is not in the contract nor on the standard features page, it will not be in your house. Once you have a binding contract there is not much to do but watch it go up. There will be times you will think they stopped working on your house. They are probably waiting for a city or county official to inspect. Concrete has to cure, depending on the weather this could take a few days. When you do your walk through, make sure everything you mention is on the punch out sheet.  Don’t let anyone tell you, “Oh, don’t worry about that. I have someone coming this afternoon to fix it.” It must be on the punch out sheet.

Trust the on site agent. I don’t say this just because I am an on site agent but, I have done this a long time. I know so many agents in this niche and believe me they want you to be happy. We do our best to give you correct information. We rely so much on the on-site builder and the corporate office to give us truthful/honest answers for all your questions. We want you to be happy because you might refer us to a friend. We want you to be happy because you are living in the neighborhood and will meet potential buyers on the street. We want you to be happy because you just made the largest purchase of your life and you should be happy.

 

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Property Pros

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We have formed a team!! That’s right. Behind every good agent is another good agent, but in this case there are two more good agents. Property Pros consists of three agents who have worked together for nearly 20 years. For all those years we never formally formed a team but, we worked as one. So may I introduce to you,

Diana Stowe     Diana     Karen Foster     Karen  and then there is me

Mary Lesh      Judy_Mary-001_for web

With our new name we also have a new website: Property Pros
and we have a new facebook page Property Pros Facebook Page

New Construction in Temple

173 Sourwood Lane_front view-4026

Now is your chance to own a brand new home for only $129,900. This fabulous ranch features 3 bedrooms, 2 baths, very open plan with island in kitchen. And the best part about this property is you can obtain a USDA loan which means no down payment. If you would like to see this home please call me at 678-618-9688 or call your agent. If you would like to talk to a lender to see if you qualify for this loan please call Lori Thompson with Eagle Home Mortgage at 770-596-4779.

Thank You and Good Luck to all our Guests!

We had two successful open houses today and all our registered guests will be entered in BHHS Mega Open House contest to win $500. or an iPad Air 2.  Thank you to those who previewed our homes, and thank you to our home owners who opened their homes. If you could not get by today, don’t hesitate to call for an appointment. These two homes are still available and waiting for a new owner.

open houses

Thank you again

#propertypros #openhouse #forsale #lookingforanewowner

New Website

I have debated for a while now about getting my own website. I hate to spend money that I don’t need to spend. With Berkshire Hathaway Home Services I am given a website designed by BHHS. It’s not a bad site but I felt I needed my own site, with my own control. I wanted a site that I can keep should I change companies. While I do not have plans to leave BHHS, I have been with many builders who suddenly made the change for me. As a new home sales agent I am at the mercy of the builder. BHHS has allowed me to continue working outside sales while working for a builder. I am currently working with Kerley Family Homes in the Brookmont subdivision in Douglasville, GA. Come by and visit me or one of my partners and see what KFH’s is offering.

You can now visit my website at www.marylesh.net

With my new website I have also started my own Mary Lesh Realtor facebook page– come “like” me and follow my posts.

https://www.facebook.com/MaryLeshRealtor

 

What We Do

I met a new neighbor the other day and she was telling me how she sold her home in Florida. She was very upset with her agent because her agent was not bringing buyers to view her home. This woman said, “She kept sending other agents out to see the house.” She thought the agent was pushing her job off on other people.

I am sure most people know that when they list their house, their agent is not going to be the one bringing all the buyers to see their home. This post is for those who really do not understand how the listing agent works.

Let me start by saying, I wish I had a buyer for every home I listed so I never had to advertise, list in the multiple listing servers nor share the commission with another agent. While working with both sides is double the work it is a lot easier to do all the work on one listing.

Should you decide to sell your home and you also decide to use the services of a Realtor or Real Estate Agent, be assured other agents will visit your home with buyers. Besides the preliminary work–preparing a CMA (Comparative Market Analysis) to determine a list price, gathering all the information for the MLS systems, preparing the listing agreement, scheduling pictures, marketing. . . the agent is thinking of all his/her buyers who might be interested in that particular property. This agent is probably already working with several other sellers and several buyers.

Once the home is listed the agent will have all the paperwork sent in to the mls systems to advertise, make flyers, put a lockbox on the door, put a sign up and start calling, emailing, e-blasting the listing to all friends and associates. The agent will be monitoring all activity to determine that the home had been priced right and to decide if the marketing needs modifying. The agent also may be planning an agent luncheon and/or open house. Some agents will send weekly reports showing the activity.

I just wanted to bring this to your attention if you did not know how this worked. I begin to post some typical duties of the real estate agent.

Getting Things Done

Sorry, I missed posting Thursday and Friday. Thursday I spend the entire day at the old subdivision with my partner. I called technical support for GAMLS and managed to get my listings uploaded. Diana meanwhile was working on the builders program and trying to get things straightened out on those contracts. Then one of the buyers for that subdivision came in to discuss their house. Their house is supposed to be closing next week and it is not ready. They spent about 1 1/2 – 2 hours sitting there discussing the same things over and over–while I wished they would just leave so we could get things done. Repeating a problem over and over does not make things better. I know, I have been doing that this entire week. Another buyer had called Diana saying her house had the wrong color siding and the wrong color paint inside. We drove down to check. Sorry miss buyer but the siding is the color you chose and the inside has not been painted yet. The color you are seeing is primer. And that is why you let the builder finish before you have a fit.

Yesterday, I had the entire day off. Spent the morning getting caught up on some much needed housework and then went into Atlanta to hang out with my kids.

Today is my day off but I will be showing homes at 11:00. If they want to write a contract I will get that done but then I am heading into Atlanta again. 

Closing Time

What a wonderful day it started out to be!! I met my trainer first thing in the morning then headed off to a 9:00 closing. I had never met this buyer’s family, omg what beautiful little girls. The oldest one, 3, wanted my partner to get her some candy. When she couldn’t produce it this little girl gave her the evil eye for about 20 minutes. It was so funny. She would not smile and could not take her eyes off of my partner.

I had to hang out for a little while for the attorney to cut checks and then head up to Cummings GA to give my old broker the check and pick up our checks. When that was done I headed to our old subdivision to enter my outside listings into the multiple listing servers. FMLS worked just fine, GAMLS was another story. After 2 hours I gave up and headed home. When I got home I was determined to get it done. Needless to say another hour later and I had to give it up before I threw something.

My husband called to tell me he would be late–not something I wanted to hear. A few minutes later he called to see if I could pick him up from work so we could go out to dinner in Atlanta. You don’t have to ask me twice, and Indian food–another favorite. He really made my night. I feel so much better. I know if I had stayed home I would have continued to frustrate myself. Now I am full, happy and ready to start tomorrow.