I recently wrote a blog to one of my clients that I have the house listed entitled, "Dear Mr. & Mrs. Seller Your House Hasn't Sold".   The purpose of the letter was to let my clients know that the listing agent is ultimately responsible for the sale of the home but the seller also plays a role in making this happen as well.   Even the best intentions won't pan out if the seller doesn't go along with the marketing plan.  Thankfully, with the help of a post where I solicited advice from Activerainers called Need Listing Advice from opinionated AR Listing Agents-Are you one of them?, I shared the feedback with my client and their willing response to the feedback ultimately allowed me to sell this listing in less than 45 days.   If you read the blog you would probably notice that this home sat on the market for over a year before I took over the listing. 

I asked my client why he chose me to sell his home and he had indicated that he was incredibly impressed with my ability to get the word out through the internet.  He wanted to know how I successfully continue to be listed at the top of the rankings in my area and have such high search results on the major search engines - Google, Yahoo, and MSN to name a few.    

That said,  I read a post by  Brian Block's recent post "Preemptive Blogging.....Impress your Sellers with your SEO" and post by Broker Bryant entitled, If you really are "The Expert".....then show them. Push the juice.  which has lead me to write my own blog where I show you how internet marketing and search engine optimization has helped me with my business and also pleased my clients.  The bottom line - All agents are not created equal and it's an agents job to make sure that the home that your marketing doesn't blend in with all of the rest.  You have to make sure your clients home gets the exposure and rises above the other homes in your market.

In addition, I've decided to write another letter that I will use with my sellers in my listing presentations that will demonstrate how successful my strategy has been.  The results are out there - it would be CRAZY for me not to demonstrate my talents and marketing abilities. 

Dear Mr. and Mrs. Need T. Sell,

It was a pleasure speaking with you earlier today and I am looking forward to meeting with you tomorrow to get your property on the market. I will send over a preliminary Market Analysis later but thought it would be helpful to you if you did a little research on me first. I just know that you're the type that does your homework.  Here are some links that will give you a great idea of who I am and how I handle my business. They will also give you a sampling of how your property will be displayed on the Internet. So click away and enjoy.  OK here goes:

My web site:

• TracySantrock.com
• TriangleNCHomes4Sale.com
• FMRealty.com/tsantrock
• Localism (Triangle Information)

My blog sites:

• TracySantrock.realtownblogs.com(Local)
• ActiveRain (National)

A little personal info on me:

• My Profile
• Google results for Tracy Santrock
• MSN results for Tracy Santrock  

Top Searches in the Cary real estate market:

• Google Results for Cary NC Real Estate - The most searched term in real estate in the Triangle - I am generally regularly on the top 3 pages either through Activerain, Localism, my blog or one of my sites. 
• MSN Results for Cary NC Real Estate - I am generally on the top 3 pages of this search.

Top Searches for Cary NC Real Estate Agent:

• Cary NC Real Estate Agent - I am generally on the top 3 pages here which is critical to capturing the buyer audience. 
• Yahoo! Cary NC Real Estate Agent - I am generally listed on the top 3 pages here also competing w/over 700 Top Agents in my company.

Fonville Morisey searches and comparisons:

• Google Results for Fonville Morisey Buyers Agent -The results are powerful.  I have 6 of the top 8 listings on Google
• Google Results for Fonville Morisey Listing Agent - These results show you the power of an agent with area wide exposure.  Again:  Top 3 on Google

Top Bloggers in Cary:

• MSN Results for Cary NC Real Estate Blog - I currently have 2 of the top 10 entries on the 1st page!
• Yahoo Results for Cary NC Real Estate Blog - I also have 3 entries on the 1st page at Yahoo!
• Google Results for Cary NC Real Estate Blog - 2 of the top 10 entries on google
• Google results for "Santrock" - Ok, my dad John Santrock (a well published author) is right ahead of me but we are neck and neck.    

Internet Ads:

• Example of Vflyer by Tracy Santrock
• 123 ChimneyRise in Cary
• Heritage Pines Listing in Cary 
• Craigslist

Realtor.com Enhanced Listings

• Only agents that buy an "Enhanced Listing" package are able to write descriptive information on their properties.  I have the ability to Enhance My Listings, Ad Banners, and customize the content readers see online.  Realtor.com is the #1 site for Homebuyers.  Why go with an agent that doesn't offer this service. 

Why Fonville Morisey?

• Why choose Fonville Morisey for your next Realtor® in the Triangle Area

If you are thinking about selling your house in the Triangle area in 2008 keep this in mind:  Just think about the fact that over 80% of prospective buyers start their home search on the internet.  If you sell your home with me you will receive maximum exposure on all the major search engines, Craigslist, and other mediums.  In addition, I will make sure that all of the Marketing that I do on your home online will be syndicated to other content providers like oodle, vast, hotproperties, and others sen below. Your property will receive the exposure needed to sell your home in record time.

If you area an Activerain Member keep this in mind:  In 2008 you will want to use the tools that you have learned through Activerain, ePro, and others to let others know the good news about you and your business. 

  Related Posts: 

Multiple offers in a Buyers Market & the New North Carolina Rules

Fonville Morisey Listing Agent>>First Impressions Mean Everything To Buyers, Especially During the Holidays

Why choose Fonville Morisey for your next Realtor® in the Triangle Area?

City:  Cary

Location:  Off of Cary Parkway & Old Weatherstone

I know this neighborhood all to well.  I mentioned earlier this year that  I moved to this beautiful neighborhood in my post Tracy Santrock's Moved On & Checking In w/Activerain.  My family has loved every minute of our transition to the new neighborhood (ok, except unpacking the boxes). 

I was a little concerned about being one of the last families to move to the neighborhood.  To the contrary I've met so many of the neighbors and their children and everyone has been just spectacular.  It's so nice to be a part of a community that has that warm, inviting appeal where everyone knows everyone's name.  Since I've finally finished unpacking all of the boxes I thought it is time for me to write about the neighborhood.  

Neighborhood Facts:

• Price range is from  the low $600s to over $1 Million
• Fantastic location in the heart of Cary just 1 mile from Prestonwood Country Club 
• Master Planned Community
• Two sections:  Newest homes are in the back section; Other homes built in 2006
• Approximately 100+ Executive Homes
• Several basement homesites
• Jogging trail, sidewalks, and bike trail
• One mile from Bond Park and the Cary Community Center
• Traditional Schools
• Minutes from the grocery stores, Preston Walk, Inside Out Sports, restaurants, and convenience stores

Builder

John Wieland Homes is an established and renowned builder in the Southeast that has received several awards including: 

• National Builder of the Year by Professional Builder Magazine

• National Housing Quality Award presented by the National Association of Home Builders Research Center

Key Neighborhood Highlights:

Glenkirk Club House & Swimming Pool

I'm lucky to live across from the Glenkirk Club House where there is plenty to do.  We have a group of girls that gets together for Pokino.   Other amenities include a pool with a childrens' play area, children's playground, picnic area, and a Basketball court too!

 Preston Walk Shopping Center

Just around the corner from the neighborhood and a 10 minute walk is Preston Walk Shopping Center - Some of my favorite restaurants in town including Panera Bread, Stonewood, Biaggis, and Henrys Gelato.  La Therapie Day Spa and Inside Out Sports and more....

Preston Corners Shopping Center

Just about all of the banks have a branch at Preston Corners.  Other notable highlights include Fedora, Suncom, Preston Flowers, Lowes Grocery, a Mexican restaurant, coffee shop, and others.  Across the street is La Farm Bakery, one of my personal favorites.

For more information go to the Glenkirk website or contact me directly for this neighborhood.  

Please consider my Lisiting at 2009 Killearn Mill as your next home!

Directions:  Located just off of Cary Parkway North of Cary Parkway and High House Rd.  Turn Right on Olde Weatherstone Way.    

Here is some additional information on the Cary NC Real Estate and Cary Real Estate Market Conditions you may want to check out:

This year is the dreaded year for real estate tax asessments. Unlike other areas of the country we are blessed with low taxes and our assessment is done only every 8 years. The last assessment in the Triangle was done in the year 2000. I received my assessment in the mail a couple of weeks ago and knew the value would change dramatically. It's great when home values rise but it's not quite as fun to get the tax bill associated with the increase in the value. I'm not the only one dismayed by the change in tax values -Our local paper today ran an article about how homeowners in the area are stunned at the new values.

What homeowners in the Triangle don't realize is that the assessments are pretty accurate based on the overall strength of our real estate market. First, our market has been relatively unscathed by the recent subprime crises. Further, I believe the assessed values are even a tad lower than the market value. Next, why are we complaining? Most areas are assessed annually. Last but not least our millage rates in the Triangle hover around 1% of the overall assessed value. A bargain compared to many states that have high property taxes.

Here's where the average homeowner ended up in the Triangle:

• Wake county property values: 43%
• Average Wake County residential property value: 38%
• Durham county property values: Up 30%
• Average Durham County residential property value: 24%

If you would like to appeal the assessment you can click on the link I provided or if you have any questions about the market relative to your assessment(I've gotten a lot of these calls) please feel to send me an email or visit my website at www.TriangleNCHomes4Sale.com and complete the contact page.

Newsweek recently realeased a report with the Top 100 Public High Schools in the US - 2 of the top 100 are located right here in the Triangle. Raleigh Charter School and Enloe High School are listed as two of the best high schools in the Country.

Here are some additional details about the two honored high schools in the area:

#20 Raleigh Charter School - Raleigh Charter High School is located in Historic Pilot Mill right behind Peace College in downtown Raleigh. Founded in 1998, it is a public high schools sponsored by the North Carolina State Board of Education.

Raleigh Charter's mission is to teach highly motivated students in a college preparatory atmosphere. Raleigh Charter is attended by about 500 students and the average class size is 20. The student to teacher ratio is 10:1. Raleigh Charter is located at 1111 Haynes Street, Raleigh, North Carolina. The Raleigh Charter mascot is the Phoenix. The school newspaper is titled The Flame.

#56 Enloe High School The William G. Enloe GT/IB Center for Humanities, Sciences, and Arts (Enloe High School) is a magnet school located in East Raleigh. The school is named for William Gillmore Enloe in 1962, the mayor of Raeligh at the time the school was opened. As far as public shools go it has over 2,500 students enrolled which is quite large for magnet school in this area.

If you're home buyer and you have a FICO Score of less than 680 and a down payment of less than 30%, the cost of mortgage money has increased significantly.

Unlike the "subprime" loans of the past several years that have been processed by "subprime departments" of mortgage institutions or brokered to subprime specialists, these loans will be handled routinely. While borrowers with FICO scores of 620 to 680 may not be considered subprime, their scores are "rated" for additional pre-set premiume of from 2% to 3/4%. Further, this "rating" of loans by credit score will encourage many lenders to "push" marginal borrowers into subprime loan instruments as they have often done in the past.

Fannie Mae's most recent report states that the average FICO score for the bundled loans that they buy is 721. That alone indicates a system of "creaming" of loan packages. The new rating of loans based on credit scores alone, is likely to make mortgage financing much more difficult for borrowers with scores of less than 680.

If you think a home buyer with 20% down is a good risk, think again.
The changes in the fees Fannie and Freddie will be requiring of borrowers will, as of March 1, 2008, apply to home buyers with FICO scores of below 680 rather than the former score of 620 or below. Further, and very important, these new fees will apply to home buyers who are putting down less than 30%. That's right, not the traditional 20% required for Private Mortgage Insurance, but 30%.

FOR A $300,000 PURCHASE WITH 10% DOWN:
FICO 620 or below, the premium will be 2% of the amount borrowed and the home buyer will have an additional fee of $5,400.

FICO 620 to 639, the premium will be 1.75% of the amount borrowed. The home buyer will have an additional fee of $4,725.

FICO 640 to 659, the premium will be 1.25% of the amount borrowed. The home buyer will have an additional fee of $3,375.

FICO 660 to 679, the premium will be 0.75% of the amount borrowed. The home buyer will have an additional fee of $2,025.

Of course, borrowers can elect to roll these fees into the mortgage interest rate, thereby raising the interest rate by up to 1/2% or more. Add the higher cost of PMI and it's likely that rates will increase by 1% or more.

HIGHER MORTGAGE INSURANCE PREMIUMS
Sure to follow will be an increase in Private Mortgage Insurance premiums. Some in the industry predict an effective doubling of the PMI costs for conventional conforming loans, those purchased by Fannie and Freddie. On a $300,000 home purchase with a 10% down payment, the Private Mortgage Insurance cost will be about $4,590. Further, many private insurance providers will no longer insure loans with less than 5% down. If your home buyer has a FICO score of 659, their increased cash needs for settlement will increase by about $7,700 or an increase in interest rate to finance the increase cost.

THE AMERICAN DREAM JUST BECAME MORE COSTLY.

RATE SHOPPING AS WE KNOW IT IS OVER.
One thing is for sure. Buyers will find it more and more difficult to shop for lenders with the lowest rate because rates will become much more FICO Score sensitive than before. It will be difficult for any lender to quote a rate without looking at the prospective borrower's credit score. How will this affect the mortgage companies that advertise rates on the Internet??

Blogging is finally getting the publicity it deserves!! The August issue of Realtor.com has a featured article about blogging called Step-By-Step Blogging.  It's the Readers Digest version on how easy it is to get started.  In the article they mention two of the services I use for my blogging - Internet Crusade which is the company that allows me to host my blog and the Activerain network.  

Did you know that only 4% of all Realtors have a blog? I'm boggled by this number.  I began blogging about a year ago and I'm amazed at how many clients find the information I post at my site invaluable.  For more information you can - Read the Realtor.com article here. 

Actually, this is the seventh year for the SAS Championship at Prestonwood Country Club.    This event has become one of the Champions Tour's top events.  In attendance this year will be nine of the yar's Top-10 players, 14 of the year's 16 winners, and 27 of the last year's Top-30 players.   Not to name names but why not--some of the big names will include defending champion Tom Jenkins and all pat Tournament champions, World Golf Hall of Famers Hale Irwin, Tom Kite, Lary Nelson, Curtis Strange, Nick Price and Bernhard Langer.   This will be Langer and Prices's first appearance at the Cary event.  In addition to Morehead resident Strange, Raleigh Native Scott Hoch, Fayetteveill Native Chip Beck and Wake Forest Alum Jay Haas give the field a North Carolina flavor. 

Parking will be just around the corner at Bond Park with easy access to shuttle buses to the event. I hope I see you out this year.  It should be a lot of fun.