Did You See This Press Release?

2015 Best of St Paul in the REAL ESTATE AGENCY Category is:

Sarah Marrinan

An agent of Keller Williams Premier Realty and owner of Call Sarah First, Inc

Each year, the Award Program identifies companies that we believe have achieved exceptional marketing success in their local community and business category. 

These are local companies that enhance the positive image of small business through service to their customers and our community. These exceptional companies help make the area a great place to live, work and play. Recognition is given to those companies that have shown the ability to use their best practices and implemented programs to generate competitive advantages and long-term value.

READ THE PRESS RELEASE

Learn More about Sarah Marrinan

Do You Know WHY The Listing Agent Wants you To Call Them Directly About The Home They Are Selling?

Why would a listing agent want you to call them directly about purchasing a home they have listed for sale instead of using your own agent?

It's actually quite simple.

1) In most cases, if you buy it from the listing agent directly, without your own agent, they get double the commission (because they get the commission that would have been otherwise paid out to the buyer's agent).

2) If you don't buy that house they have listed they have the opportunity to sell you a different one.

3) Bragging rights to the seller that they found a buyer... even if you really found the house by driving past the sign - and any agent can put a sign in the yard.

Heck, all those things sound great to me as the listing agent!

So why does that matter to you as the buyer and how does that affect you?

Well, in Minnesota, we have  disclosure call AGENCY RELATIONSHIPS IN REAL ESTATE TRANSACTIONS that explains how you can choose to be represented in a real estate transaction. Under Minnesota law this form must be presented at first substantive contact to a buyer or seller in any real estate transaction. 

This form explains four relationships stated below and has you sign to acknowledge that you have been given the options and understand that you are not represented until you choose an agency agreement and will simply be treated as a customer. It goes on to say that dual agency requires written consent.

1. Seller’s/Landlord’s Broker (Owes their client Fiduciary Duties)
2. Buyer’s/Tenant’s Broker (Owes their client Fiduciary Duties)
3. Dual Agency - Broker Representing both Seller/Landlord and Buyer/Tenant 
4. Facilitator 

So, let's think about how these relationships apply to calling the listing broker/agent directly. Because that agent is already representing the seller under #1, the Seller's Broker, that only leaves you withe #3 and #4 as options.

#3 is Dual Agency.
This role limits the level of representation the broker/agent can provide, and prohibits them from acting exclusively for either party. 
In a dual agency, confidential information about price, terms and motivation for pursuing a transaction will be kept confidential unless one party instructs the broker or salesperson in writing to disclose specific information about him or her. Other information will be shared. Dual agents may not advocate for one party within the limitations described above, dual agents owe to both Seller/Landlord and Buyer/Tenant the fiduciary duties described below.(2) Dual agents must disclose to Buyers material facts as defined in MN Statute 82.68, Subd. 3, of which the broker is aware that could adversely and significantly affect the Buyer’s use or enjoyment of the property. (MN Statute 82.68, Subd. 3 does not apply to rental/lease transactions.)

SO... BOTH PARTIES LOSE THE BENEFIT OF HAVING AN AGENT NEGOTIATE ON THEIR BEHALF.  Often, informed sellers will not agree to this since they have often hired the agent to get the best terms and price for their home.

If the seller doesn't agree to the dual agency, you as the buyer are left with only one option for help, having the Listing Broker/Agent be a facilitator on your behalf... and that means they are only helping you with paperwork and it is still their job to negotiate against you, the buyer.

The disclosure is very clear: "THE FACILITATOR BROKER OR SALESPERSON DOES NOT OWE ANY PARTY ANY OF THE FIDUCIARY DUTIES LISTED BELOW, EXCEPT CONFIDENTIALITY, UNLESS THOSE DUTIES ARE INCLUDED IN A  WRITTEN FACILITATOR SERVICES AGREEMENT. " View the form to see this statement

So, let's circle back to having your own agent representing you; choosing a Buyer’s/Tenant’s Broker agreement.

In this case, you are represented by an agent whose job it is to work on YOUR BEHALF in the transaction.  They have fiduciary duties TO YOU: Loyalty, Obedience, Disclosure, Confidentiality, Reasonable Care, Accounting. 

Sounds good but expensive right?  Wrong!  Buyer's agent are most commonly paid by the seller! WHAT?  WHY would the seller pay for someone to negotiate against them? In the listing agreement, a portion of the listing fee is designated to pay a buyer's agent (cooperating broker).  This is done to encourage the entire state of licensed agents to bring buyers to listing that are not their own increasing the exposure for the seller and allowing the seller to decline dual agency and still get a buyer.

It may still sound a bit complicated but the disclosure was designed to protect the consumer and let them know their rights.  If you would like to discuss it further, please call me!

Need more answers? Read these articles:
Simplified Real Estate Glossary for Home Buyers and Sellers
Learn the Lingo: Real Estate Vocabulary 101
twin-cities-houses.com - Virtual Home Tours
Home Selling Help

Real estate gimmicks

You Want the Best Agent, But Do They Want YOU?

Do the best agents want to work with you?

Of course you want to work with the BEST agent because they will help you get the best price, handle things the best and help you have the best overall experience.

So naturally, the best agents want to focus their attention on the best buyers. So, how can you become one of those great buyers that agents WANT to work with?

Here are 5 tips to help you prove you deserve the best agent:

1. Have a plan for your move.

If you want an agent to bring high energy and attention to your search, make sure you’re clear about your timing. Ideally you’re prepared to purchase within 1-4 months of contacting an agent. It’s fine if it’s longer, as long as you are transparent about it and are contacting them early to help with the planning.

2. Get pre-approved and understand exactly how much you can afford.

Sounds obvious, but it’s necessary. Great agents will be far more interested if you can start the conversation with, “Which lender should I contact to get pre-approved? I'd like to have a clear understanding of what I can afford in the local area." or "I’ve been pre-approved for a $400,000 house, and I’ve got a down payment of $50,000 saved up. Given my household income, I’d feel comfortable with monthly housing expenses of about $2,500. Do you have experience helping people find and buy a house within that price range?”

3. Meet with the agent before you go on home tours.

Sending a request at 8pm on Wednesday evening for a home tour/showing the following Saturday morning is not showing motivation, just curiosity.

Have a realistic understanding of your wants and needs to present at your meeting. You need a true understanding of the things you’re willing to be flexible about, and those that are genuine deal-breakers. Force yourself to be flexible about things that are easy to change — an ugly shag rug isn’t a deal-breaker. Once your agent has this list, it’s much easier to get a sense of your likes and dislikes, and understand the things that truly matter to you.

4. Be honest and respectful.

Your agent asks questions for a reason, to better help you!  Answer their questions honestly. If you haven't thought about something before, let the agent guide you through the thought process.

Also, agents waste a lot of time showing properties that buyers don’t like. This isn’t a problem if it happens once or twice — that’s a natural part of the process. But great agents want immediate and detailed feedback so they can refine their search criteria or give you guidance if you have unrealistic expectations. If you aren't satisfied with the homes in your budget, you have two choices: Stop your search until you have enough money saved to get what you want or lower your expectations of what your money can buy. No agent can pull homes out of thin air.

5. Ask them what it takes to be a great client.

Everyone’s different, but it’s important to know what makes your agent tick. You’ll set yourself apart by asking a prospective agent a simple question at the very beginning: “What can I do to help you help me?” This sends the message that you’re motivated, and want to make sure they have everything they need to do their best possible work.
Since most of what an agent does for their clients happens when the client is not around, this will help the agent to trust you will not cause unnecessary headaches for them interfering with the important tasks they need to complete for your transaction.

Great agents don't chase for business. They provide expert advice, offer professional assistance and choose the clients they know are motivated and prepared.

If you are ready to be your best and work with the best, start by requesting a Buyer Questionnaire today!

Get More Great Content!
      

Do you Snap?

If you have heard about HomeSnap but haven't wanted to "sign up" for something else, I am right there with you.  If you do want to try something new, I invite you to connect with me on HomeSnap.

I can't promise any accuracy, in fact, I haven't seen it display an accurate home value yet (which, to their credit is typical for any automated home valuation program) but it's kinda fun and it's an easy way to quickly connect and ask me real estate questions.

Connect with me on HomeSnap:http://www.homesnap.com/real-estate-agents/Sarah-Marrinan

Want a valuation of your home to sell? Twin-cities-house-values.com
Want to search homes without downloading another app? CallSarahFirst.com

What Does it REALLY Cost to Own that Home? [VIDEO]

Consumers Want Data

Consumers have been flocking to public sites like Realtor.com and Trulia for loads of data for some time now. The accuracy of that data is often disputable and the one thing they haven't really offered is a way to calculate the true cost own own a home and there was no real "tool" for agents to use with their clients either. Until now.

 Local REALTORS®, such as myself, can now show buyers the "true costs" of homeownership, using powerful new technology provided by NorthstarMLS (the MLS). NorthstarMLS® (NOT TO BE CONFUSED with MLSOnline, a real estate brokerage) is the "database" that agents in the Twin Cities area use to distribute their listings to other agents. Public websites then get "feeds" of this information.

 By working with me to find your new home, will be able to search and compare the TLC or "True Lifestyle Cost" to own a home among more than 35,000 single-family homes listed for sale today on NorthstarMLS®. This new information resource shows that sometimes homes priced the same, but located in different towns, can have significantly different total costs of ownership. Moreover, sometimes more expensive home options yield lower total costs of homeownership.

What is the TRUE Cost of Home Ownership?

The cost of homeownership is much more than just the mortgage. Commuting expenses, different auto insurance rates, utility bills, daycare costs, family size and so much more factor in to your monthly expenses. With the new integration of TLCengine into NorthstarMLS, I can help consumers factor over 31 unique variables and show all the 'hidden costs' of homeownership including local property taxes, commute costs, utility costs, and much more using data from a mix of public and private sources including national, state, and local level data. Many of the data fields are in real-time such as the cost of fuel and Annual Percentage Rates (APR) feeds.

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wWw.callsarahfirst.com

TLC in the News:
 http://www.cnbc.com/id/102352707

See more at: http://globenewswire.com/news-release/2014/11/17/683749/10108554/en/REALTORS-R-Can-Now-Show-Consumers-the-True-Cost-of-Homeownership.html#sthash.B8grQdzc.dpuf

Meet Sarah Marrinan, REALTOR®

Meet Sarah Marrinan, REALTOR® . 

 Check out this short intro video to learn more about Sarah Marrinan and why you should Call Sarah First for all your real estate needs!




I look forward to meeting you!

If you are looking for a real estate agent in the Twin Cities, your search is over!  Check out my recommendations from past clients!

11 Shocking Facts You May Not Know About Real Estate Agents

The more you know, the better decisions you can make.  Understanding some of these common myths about real estate agents will help you to better understand them and in turn hire the best agent to suit your needs instead of hiring based on discounts and assumptions.

Check out these 11 assumptions about real estate agents that are quite off base.

1) With today's technology it's easy to sell a house.

Quite the opposite actually.  The vast online portals and opportunities for advertising mean that agents must be "on their game" now more than ever.  From using professional photography to monitoring their listings' "online reputation" top agents spend a ton of time and money staying on top technology and providing the best services for their clients and exposures for their clients' homes.

2) Agents are paid the entire commission.

Definitely not. For most agents, they are splitting the commission with their broker. It can be as low as 50/50.  Agents are not employed by the brokerage so the agent's portion of the split is then used to pay for their business expenses, taxes and personal insurances/retirement. Oh, and to feed their families. (See #5.)

3) Agents get paid to drive clients around or show property.

Not so. We only make money when a transaction is closed and funded. (See #2). We are not employed. We have no salary or hourly wage. See also How Does My Real Estate Agent Get Paid? True and False

4) If you’re not being offered as much as you want for your home, your agent just isn’t working hard enough.

Usually not. An overpriced home just doesn't sell. Also, unless it is a cash sale, your home will have to appraise. The appraisal will be based off comparable sales of similar homes in your area that have recently sold.  A home that doesn't appraise will not be financeable. Your agent has no control over this. Just because your neighbor is asking $50,000 more for his home still doesn't mean that is what it’s worth, or what he’ll actually get for it when it eventually sells. Location, updates, condition and more factor into the price of a home.

5) All Real Estate Agents are rich.

While real estate can be a big money maker, it’s also true that 20 percent of the agents do 80 percent of the business. It may seem like an agent makes a lot of money at once on a transaction, but real estate is a very expensive business to be in. Namely, yearly and monthly dues and fees to national and state associations, local MLS, local showing service, and your broker. Plus, the agents pay for gas, signs, advertising, key boxes, websites, professional photography, health insurance, etc. Pretty much anything real estate related comes out of the agent’s pocket. Most are lucky to walk away with 1 percent of a transaction.

Not all good real estate agents have billboards and fancy cars!

6) Real Estate is an “easy” job since its just "putting a sign in the yard" or  “driving around and looking at houses.” 

Real Estate is VERY hard. It is constant marketing, prospecting, and handling complex transactions. It can be a lot of time and effort with no guaranteed return. Agents are trying to make a living like everyone else. It can be extremely stressful. It’s very rewarding to find someone the right property, but until the transaction closes, it’s pretty high stress for the agent as well as the client.

It’s rarely part time. Agents are constantly expected to be answering calls, emails and texts often including nights, weekends and holidays on top of the 9-5 activities they perform. And it’s not easy either. Agents work with people on the biggest financial transactions of their lives. It’s emotional and complicated. Agents NEED to shut down and take a break from this to stay at their best.

Not all agents are created equal and not just anyone can be an agent. An agent has to be a special person that is knowledgeable, helpful, and very thick skinned. We deal with emotional people, rude people and time wasters every day. We have to stay up to date with mandatory continued education classes and be great negotiators.

7) An agent can only show his or her own listings, or those of their sponsoring broker.

Not true. A buyer’s agent can show any listing on the market. The buyer's agent's commission offered is generally negotiated between the seller's agent and the seller at the time of listing. That said, if the seller's agent brings in the buyer, the agent will make “both sides” of the commission. In Minnesota, this is called Dual Agency if the agent has representation agreements with both the buyer and seller.  Search homes listed buy ALL brokers!

8) Real Estate are just trying to make a sale, and will lie or stretch the truth to do so.

Again, not all agents are created equal but in this situation, those that are unethical are often quickly out of business. Not only are there legal liabilities, a realtor’s business is based off referrals. They’d rather have you refer three friends than tell three friends about your bad experience.

9) Driving a fancy car or having a bunch of “million dollar listings” is a directly related to how good an agent is.

Not necessarily. Some agents have huge, very visible businesses. Some do not. There are plenty of great agents that provide wonderful, personalized service that do not have a billboard or magazine cover. Find an agent that you get along with, who understands your needs. Judge them by experience, not the car they drive or ads they run.

10) You’ll get a better deal if you buy directly from the listing agent.

Not true. In the majority of contracts, the seller has agreed to pay a set commission beforehand. If the buyer has their own agent, the commission is split between the listing agent and buyer’s agent. It makes little difference to the seller either way. In fact, it will likely help you, as a buyer, to have your own representative during negotiations.

Do You Know WHY The Listing Agent Wants you To Call Them Directly About The Home They Are Selling?

11) Real Estate Agent and REALTOR® mean the same thing.

Not true. The NATIONAL ASSOCIATION OF REALTORS® (NAR), “The Voice for Real Estate,” is America’s largest trade association, representing 1 million members involved in all aspects of the residential and commercial real estate industries. Only agents that are members of NAR are REALTORS®. Agents that are REALTORS® abide by the NAR Code of Ethics and Standards of Practice. 

What else do you want to know more about?
How foreclosures work
What do agents do for buyers? (How agents get paid)

How Do Electronic Signatures Work for My Real Estate Transaction?

Signing Documents Online

Are you interested in a paperless real estate process? Would you like to save a trip to meet your real estate agent?  Do you want to receive electronic copies of everything you sign with your agent?

Then make sure your real estate agent has experience and the tools to facilitate a paperless process for your real estate transactions!

Watch this video now to find out how to utilize the electronic signature process with to help you sell or purchase a home in the Twin Cities with fewer trips to the real estate office.


 

Looking for more help with you twin cities metro real estate transaction?
Call SARAH MARRINAN at KELLER WILLIAMS PREMIER REALTY

Contacting a Real Estate Agent Online

Did you click REQUEST MORE INFORMATION?

Most consumers contact real estate agents online these days - most commonly by clicking a "Request More Information" button.  The odd part is, when those agents spend time researching information and responding, most people don't ever reply to the agent or even confirm receipt. So what?

Well, let's start with how agents get paid.  Agents ONLY get paid when a house sells. EVERYTHING they do is all "for free" until a deal comes together and a sale is closed. So when you request information online and the agents don't respond or ask questions before giving you more information, they are simply protecting their valuable time - especially if you are contacting them in the evening or on the weekend.

So how do you get the home information you need? 

The answer is simple really, actually respond to the agent! Agents want to work with people that want to work with them. When you show respect for their time and motivation to move, you will find many more responsive agents. After all, wouldn't' you want the same respect?

Here are more answers to common questions:
What are some core services of a Twin Cities Realtor? 

BUYERS:

What is the home buying process? 

Should I work with the Listing Agent (the ph# on the sign in the yard) to buy a house? 

Why are some houses showing available online but when I call they are sold? 

What does an agent do for a buyer?

SELLERS:

What questions should I ask when looking for an agent to sell my house?

Are online house values accurate?

How can I Sell Faster and For More Money?

What is my house worth?

Where can I learn more about selling my house?

Read other popular posts.

Hugo, MN Real Estate

55038 Hugo, MN

The City of Hugo is in Washington County and is divided among four Independent School Districts (ISD): White Bear Lake ISD #624, Stillwater ISD #834, Forest Lake ISD #831, and Mahtomedi ISD #832. View the boundaries and districts HERE.

Nearest cities: Dellwood, MN (2.0 miles), Centerville, MN (2.1 miles), Grant, MN  (2.3 miles), White Bear Lake, MN  (2.5 miles), Mahtomedi, MN  (2.5 miles), Birchwood Village, MN (2.5 miles), Lino Lakes, MN (2.6 miles), Willernie, MN  (2.6 miles).

Have a home to sell in 55038? Call Sarah Marrinan the Hugo Real Estate Specialist at Keller Williams Realty.

Considering upgrading to a new home in Hugo? Sarah Marrinan knows Hugo and how to help you move up. See all real estate listings in 55038 for Homes For Sale in Hugo.

Hugo Real Estate Market Insider for 55038

  The data on this page about home values in the 55038 area of Hugo, Minnesota is consolidated from multiple sources and includes current listings, recent sales, and more. Whether you're a buyer or seller, the knowledge you gain will help put you in control of your real estate transactions.

Local Newpaper: http://www.presspubs.com/citizen/

Chamber of Commerce: http://www.whitebearchamber.com/

Need to know more about The Hugo real estate values and home prices in the 55038 Area so you can Sell your property in Hugo? Call 651-964-0289 or use our online homes value form to receive a free, no hassle, home value today on your Hugo Property. 

One website, Four Services!

Is this your year for real estate?

Visit http://sarahmarrinan.yourmlshomesearch.com and get instant access to the following services:

Find your REALTOR® now! 
You can have a REALTOR® contact you today! The real estate professional you select makes a difference. From local market conditions to the latest home marketing strategies, you need an expert. Get connected instantly to a Real Estate agent in your area!

Determine your home's value
What's your home worth? The real estate market is constantly changing and is affected by several factors. Now you can stay up-to-date on the value of your home.

 Search for a house today!
Your new home is just a click away. Get complete access to the listings in your local area.

 Get preapproved - it's easy
It's a fact. Buyers who have been pre-approved by a qualified lender have more validity with sellers. Get the peace-of-mind that comes from knowing you are qualified to purchase your next home and you took the time to find the best mortgage for you.