Tis the season for engagements, almost a 1/4 of them happen over the next two months every year. Something about the brisk air, family gatherings, and the new year approaching that have created this proposal sweet spot.
This got me thinking. Once you get engaged begins this incredible journey to the aisle. So much to do, so little time. I couldn’t help but find immediate parallels to the journey to home ownership. Something that definitely crosses couples’ minds once they say ‘I do’. Here’s a few examples of what I mean.
Choosing Your Vendors :: The Home Search
Nothing kicks wedding planning into gear more than setting your wedding date. This begins the harrowing quest of finding your wedding day team: the insanely creative wedding cake baker, the properly mic’d officiant, and the least cheesy DJ available. Even more the setting your team will assemble, the very important wedding venue. This search is not unlike the searching process for the home of your dreams.
You start off naturally by asking friends and family members for advice and referrals. It’s natural to do this as these people will understand your vision and the vibe you are trying to create for your wedding day. The home search is no different, what better way is there to help find the right wedding planner AKA REALTOR® and what venues AKA neighborhoods you’d want to celebrate AKA live in. Your loved ones will point you in the right direction to insure a successful outcome and most importantly helping you avoid any severe pitfalls. Most wedding industry professionals and real estate agents will tell you that they depend greatly on the referrals of their past clients. I can’t tell you how much of an honor it is to have a past client connect me with a friend or family member to help them, there is no greater compliment.
Just like the search for your wedding team of professionals, it will take ‘kissing a few frogs’ to find the perfect home. The housing market is just as competitive as the wedding professional market. The other engaged couples out there are just as hungry for the perfect wedding and move quickly to secure their nuptials dream team. Brides and grooms sometimes change their wedding date to get their dream venue or entertainment at the reception. The housing market now is no less forgiving as you must compete against other buyers looking to find their dream home with the same fiery passion. This requires good planning, just like your special day, to make sure you are ready and armed with a pre-approval letter from a lender, deposit money ready to go.
The Groom’s First Look at the Bride :: Finding the Perfect Home
The best moment of a wedding, hands down? Not to take anything away from the beautiful brides on their wedding day but I always direct my attention to the groom as they watch their bride slowly approach them down the aisle. There is nothing better than to see their face go from nervous smiling to sheer awe. You can almost hear their thoughts as they say to themselves, ‘how did I get so lucky?’ and even ‘geez, I better not screw this up’.
Some grooms get overcome with emotion, others I’ve seen get strangely calm. Some have to to put their hands on their knees and gather themselves, others have to literally pick their jaws up off the floor. However they show it, the groom’s reaction sets the tone for the entire marriage. Our body language says so much more than words can ever say.
This is no different than when I take those newly married couples home shopping. In this case, however, the groom is the couple and the home, is the bride. That special moment happens when we first walk up to the home together. Their eyes widen, spontaneous clapping occurs, and sometimes an enthusiastic touchdown-like celebration on the front lawn.
Just like I know that groom is going to be devoted to his bride making her approach to him down the aisle based on his gleeful reaction, the home’s first impact gives me complete confidence that they will do whatever it takes to make it their own. It’s time to write the offer.
The Vows :: Signing Loan Documents
This one was almost too easy. Just like the lifelong promise you are making to your partner, so goes the same promise you must make to your lender when purchase a home.
Your partner has given you everything. Love, happiness, and hope. Your mortgage banker is giving you a place to have that happen, a roof over many special memories you will make as couple. Since most of us don’t have 100s of thousands of dollars laying around we seek the help of a lender to make home ownership possible.
To make this financial vow possible, just like the dating process, the lender will be looking into your background. What skeletons might they find? A picture with an old boyfriend/girlfriend? A bankruptcy? Should the skeletons be minimal and far enough in your past this process of approval can continue.
Your loan documents are lengthy and have many conditions in them. Your wedding vows might not carry the same amount of detail, but the similarities are there. In good times and in bad, you better pay your mortgage. In sickness and in health, you better pay your mortgage. For richer or poorer, you better pay your mortgage. Maybe not the most romantic thought, but many pages you are signing carry the same level of commitment as a marriage as the bank, just like your partner, is taking a risk on you sticking it out every month regardless of the circumstances of your life.
Will you love and cherish your partner and send in your home loan payment all the days of your life? When you think about all the amazing things that will happen and how your life will be enriched by your partner and your new home the correct answer should be, I do.
You & Home Ownership :: A Marriage Made in Heaven
With the planning of your fabulous day already underway (congratulations by the way) maybe it is time to start planning on buying your first home together. I’m definitely here for you and will make it very easy so you can spend less time stressing and more time planning your ‘soon-to-go-viral’ wedding party flash mob.
On Election Day, I’m reminded of one key feature that makes our country what it is. The American Dream. Life should be better for everyone, because of the opportunity our country gives us, not our social status.
There is no clearer realization of the American Dream than home ownership. If you work hard, are good to your community, and are responsible with your money you can achieve it. As a REALTOR® I can’t think of a more rewarding experience than helping my clients achieve this for the first time.
Even better? Helping longtime friends.
Think about every great moment in your life. The really special memories that you flash back to on occasion. Usually they are triggered by a song, a location, or seeing your children about to embark on that same moment in time.
Now really think about it. Was one of your friends there with you? Dollars to doughnuts, I bet they were. I’ve been very fortunate to have great friends by my side at some of the best moments of our lives. I’m honored they chose me to be by their side when buying their first home.
Is it easy to bite off your piece of the American Dream? Absolutely not. Is it possible? Without a single doubt if you believe and fight for it like these two amazing couples did.
The Duffys: The Believers
A few years ago I’m in the lobby of the Morgan Stanley Tower in Oxnard waiting for the elevator to take me up to the top floor. Awaiting me are a few dozen wedding guests and two of my best friends in the world, Peter Duffy and Karen Cortes. A few months prior, knowing my love of public speaking and love of them, they had asked me to officiate their wedding. I was honored and then immediately filled with doubt that I could do their love justice. Coincidentally, a few years later, Peter and Karen would have their own doubts about being able to qualify for their first home. They were quick to comfort me about my officiating skills, just like I would for them about buying a home. Fortunately enough, both big days worked out perfectly.
I met Peter completely by chance. At the time both of us had just started our own companies and did what most budding entrepreneurs do – we joined the Ventura Chamber of Commerce. Then Chamber CEO Sandra Burkhart saw the two of us at good candidates to help form a new young professionals group called YPG. The first meeting was a little free flowing and both Peter and I were ping ponging grandiose ideas back and forth like crazy. I had to get to know this guy.
Before I knew it we were launching events for the Chamber (some with fire, some without), built a marketing seminar series from scratch (complete with tented parking lot afterparty, of course), and we somehow navigated through tens of 1000s of people to get to our favorite artists performing on the Empire Polo Fields at Coachella.
Karen is truly an inspiration. She is the embodiment of the American Dream. Her family came to America seeking greater opportunity for Karen and her siblings. She seized that opportunity with both hands and has not let go. It has been an honor seeing her grow in all aspects of her life, not taking anything for granted along the way.
Earlier this year I get a call from Peter and he tells me, “Sam, I think we are ready.” Knowing how hard he and Karen had worked over the last couple of years to make this a reality I quickly replied, “You ARE ready!”.
Both of them with stacks of papers in hand, sat across from their lender and plead their case. Pay stubs? Sure. Tax returns? Got ’em. Down payment saved? You know this. Student loans? Duh!
Like many first time homebuyers both were quick to assume that their eyes were bigger than their stomachs and they wouldn’t be able to qualify for a home in the price range they wanted. Guess what? Because they had worked so hard to save money, keep detailed records, and service debts they were pre-approved and in the amount they wanted. It was time to admit to themselves that they were worthy of home ownership, just like I had to accept I was worthy of marrying these two lovebirds. They believed in themselves.
We wrote offers on a couple properties, losing out on both to other buyers. It’s hard to get committed to a property, put all your eggs in that basket, only to hear that someone else got it. They were discouraged, but didn’t lose their drive. Soon thereafter we found a fantastic home in a great neighborhood with great schools for their two beautiful children.
45 days later the escrow closed and we enjoyed pizza, music, and watching their kids play in their new, grassy backyard.
American Dream, believed in. American Dream, realized.
The Quillans: The Fighters
Danielle Quillan pulled me aside at a social gathering a year ago and said, “Sam, we are saving for a house and we want to work with you”. Nothing warms my heart more than hearing those words, but it was a culmination of a shared past coming to fruition. Her husband Jason, Danielle, and I all entered the community sector around the same time. We sought refuge from growing pains and challenges together, usually as Sans Souci Cocktail Lounge. It was there that we encouraged each other, shared some much needed laughter, and found the courage to ‘get back out there’. Little did we know then that scrappy, character building time would be called upon again during their home buying experience.
After months of saving, Jason and Danielle reached out to me and said they were ready to purchase a home. Being the incredible planners they are, they came to me well-informed, prepared, and with a very specific vision of what they wanted their first home to be. This should be a smooth one right? Wrong.
The property they chose was a short sale. In other words, the seller had decided to work with the bank to sell their home and get out of financial trouble. As you might imagine adding a financial institution (in this case two, but we will get to that later) as party to a transaction you are asking for things to get a bit more complicated. Jason and Danielle jumped in head first.
Everything went well, right up until closing day. Come to find out that there was another lender who was on title to the home and that lender and the bank had to battle it out for how much each would be paid as a result of the sale. We aren’t talking about two friends arguing over the dinner check, this was two large financial institutions who wanted their money. This was going to take a while.
This would have been the perfect and understandable opportunity for Jason and Danielle to call it quits. How could someone make such a mistake? How can they extend our living situation indefinitely not knowing for sure that the two parties will come to an agreement? Facing the unknown they stayed in the deal and a few weeks later I gave them the keys to their first home together. Yeah, we had to help the seller pack her belongings and help her find her feral cats, but nothing could dampen the Quillans spirits at that point, they were homeowners.
Rocky Balboa said it best. “It ain’t about how about hard you hit. It’s about how hard you can get hit and keep moving forward.”
American Dream, fought for. American Dream, realized.
Living the Dream
Regardless of how the election turns out, regardless of your party affiliation I firmly believe the American Dream is in tact and will continue for generations to come as long as there are families like the Duffys and the Quillans willing to make it come true. If you have similar aspirations I would be happy to help make it as sweet as possible. Contact me today.
I’m not a lender. Repeat. I’m not a lender. However, in order for many of my clients to purchase a home a loan is involved. I thought I’d break things down to basics in the hope that my home buyers out there will have a little more of a foundation when they start thinking about getting a mortgage. And away we go!
The one thing to remember with loans is that it is a calculated (get it?) process to get one. You need to achieve synergy between your credit score, income, and money in the bank. The better that these 3 things meet up at, the better your interest rate will be which plays a large part in how much your mortgage payment will be each month.
I tend to recommend fixed rate mortgages for most of my clients as that provides some security when the market becomes more volatile, but variable rate mortgages can be advantageous if you don’t plan on staying in the property long and you are able to place yourself in a home with some embedded equity.
Most important thing to remember before we dissect the loan types available is to work with a trusted and experienced local lender. I unfortunately have had clients go through horrific experiences with lenders who are not based in Ventura County, who promise the lowest interest rates, and magically disappear when the going gets rough. You know the ones that use pop-up banners on websites featuring dancing aliens and bright pink, flashing lettering? Don’t use them. If you’re not sure who to use I have some great ones that I can recommend, just ask.
Loan Types
Without getting too technical there are four main types, FHA, VA, Conventional and Jumbo. Most transactions fall under these categories. Each of them have pros and cons, eligibility requirements, and varying features that make them work or not work for you. At the end of the day one of them should work and provide you with the entry you need to the American Dream of home ownership. Here’s a breakdown:
FHA
The first, FHA (Federal Housing Authority), is a government insured loan. It is usually issued to low to moderate income buyers and those with lower credit scores. It has a maximum loan amount that peaks at $603,750 in Ventura County. The best part is low interest rates and down payments are only 3.5%. The goal is to make home ownership possible for those not swimming in money bins. Many first time homebuyers fall into this category, but it certainly isn’t limited to first time homebuyers only. There is mortgage insurance on the life of these loans which can up your payment a bit versus using a conventional loan (discussed below in Conventional section).
One challenge that FHA buyers experience is that the home you are buying must be FHA eligible. When dealing with condominiums, townhomes, and planned urban developments (PUD) it can be tough finding communities that have maintained their eligibility. Many developments sign up when they are first built and after 2 years they don’t renew.
One workaround to this challenge is using the Fannie Mae HomeReady program. The down payment is low like an FHA, 3%, but instead of having to only buy FHA eligible properties you have a much greater selection of homes to choose from. There are income restrictions in some communities that you have to be careful to adhere to. For example, many areas of East Ventura have an income limit of around $85,300/year and RiverPark in Oxnard has no income limit at all. There is a handy website you can use to look up a property address to find out what income restrictions there are.
FHA properties can’t have any major structural issues. No cracked foundations, no homes hanging off a cliff. Also, FHA loans can’t be used for income properties, they must be the owner’s primary residence.
VA
Before even delving in to this I must express my sincere gratitude for the people who serve our country. Some of the most rewarding transactions I’ve been able to be a part of have involved working with veteran buyers and sellers. Thank you for your service.
VA (Veterans Affairs) loans are for the benefit of those who serve our country in the armed forces. Rates are in line with FHA rates, definitely on the lower side as it should be. Down payments are not required, again as it should be. In the past and in some transactions today the seller would contribute the veteran buyers’ closing costs as well.
Like FHA, VA loans must be used for the owner’s primary residence and the property is required to pass an inspection that verifies the property is free of any major structural issues and in the case of VA loans, the home must be cleared of any active termite infestations. Again, as it should be.
I highly encourage anyone who has served to check on their VA eligiblity and whenever possible take advantage of it to purchase their home.
Conventional
This Swiss Army Knife of home loans right here. That does come, however, at a cost. Down payments are usually at 20%, but there are programs out there that offer 10%, 5%, and even 3% (see Fannie Mae HomeReady program above), so that does keep your options open. The lower down payment options are restricted to single family homes and can’t be used for duplexes, triplexes, etc. 20% down, again, you have free reign.
The main advantage of conventional loans is that there isn’t any mortgage insurance added to your monthly payment. Over time you can really save some money this way. Also, you can use this type of loan for investment properties, distressed fixers, and land.
Conventional loans require higher credit scores, usually around 700 and up, and that scale usually slides by the amount of money you are willing to put down. Interest rates are slightly higher than FHA/VA, but with more money down in this scenario monthly payments remain very manageable in comparison.
Like FHA/VA conventional home loans are backed by federal agencies and allow lenders to be a little more flexible when it comes to qualifying.
Jumbo
As the name states this is for the home buyers that are looking to purchase something outside of the limits of the first three we’ve discussed. These loans are typically reserved for higher end properties which are mainly more expensive and require more money to purchase. These tend to fall in the sweet spot for buyers that are extremely qualified, but don’t have the ability to throw down all cash to purchase a home at that price point.
Since these loans aren’t backed by federal agencies the bank is little more exposed and as you might imagine, they are more strict with giving these out. Higher credit scores, income, and lower debt-to-income ratios come into play here. For most borrowers looking at these loans though these factors are not an issue.
Interest rates can be a bit higher, again because the bank is more at risk, but this can certainly depend more on the buyer’s financial situation. The banks love these types of clients as they tend to purchase more products than a mortgage like wealth management services and will do what it takes to earn their business.
Fund the Fun
I hope you found this remedial breakdown helpful, but as I said in the beginning I am in no way an expert in all things home loans. There are some amazing products out there that I didn’t cover including down payment assistance and special loan programs for teachers, police officers, and fire fighters. The best thing to do is to reach out to me and allow me the opportunity to connect you with some of the best lenders in Ventura County that offer the best programs that fit your situation. As you can see home loans is not a one-size-fits-all kind of thing. They all, however, offer an incredible thing – providing your family a home that will become the backdrop for your life and when they fund the fun can begin.
Gratitude. It’s something we all should work from.
I’m still reeling from our company’s Inspiration Awards Brunch yesterday. I couldn’t help but feel the energy in the room of my peers as the award winners were announced. I’m two years in to this career and certainly did not expect to win an award, especially since we have so many talented agents in our roster.
Sure enough it happened.
The #7 Top Individual Agent for our Oxnard office is…Sam Benner.
I tried to play it cool, but on the inside I was overcome with excitement. I made my way to the front of room, snapped a picture with our Team Leader, and looked back at my colleagues in the room. I felt every smile, thumbs up, and cheer like a cool breeze on a hot Summer afternoon. Yes, it was pretty darn cool.
It would have been very easy to have my head suddenly grow in size and commence in a furious self back patting session. Surprisingly that didn’t happen. Even though I attentively listened and celebrated the top agents ahead of me that received their awards, my mind wandered in the brief moments in between to the people that made this award possible. Flashes of triumph over tragedy, inspiration through perspiration, and true love came over me.
My Mom
I may be my mom’s son, but I’m certainly not the only person she’s helped on life’s journey. I’m simply very lucky that I have a direct line to her attention, an attention that doesn’t begin and end with the school year. She’s given her life to the education of young people with many years as a teacher and now as a principal. Her story is still being written, but there are some chapters that are etched in my every day life that push me beyond measure. She lost her husband, my father, to a heart attack almost 20 years ago. Our family makeup was instantly redefined.
Tough times don’t last, tough people do.
There were tough days, painful holidays, and tender moments of hope those first few years after he passed. Every morning, however, whether she slept or not she got out of bed, got in her teacher uniform and hit the classroom.
When things got hard she’d go out to the garage where the washer and dryer was, put her hands on each side of the washer, lean in, and look up at a poster that hung on the wall above. The poster was a frog that was being swallowed up by a bird. The frog refusing to go quietly into that digestive system has its hands firmly around the bird’s neck, squeezing the life out of the bird trying to eat him. The caption above the photo reads, ‘Never Give Up’. Literally words to live by. Words she has shared with me many times to keep me going through many life challenges. She is and always will be what it means to be a rock. An exemplary example of how to overcome the challenges life throws at you, even when you feel like you are being swallowed whole. Thank you Mom.
My Coach
I am one of thousands of local kids who have been lucky to be under the tutelage of Jon Mack. Yes, he’s a football coach and well known throughout the community as having one of the greatest football minds this area has ever seen, but he is so much more than that. I’ll never forget meeting him as an 8th grader and thinking instantly, ‘I want to play for that guy’.
St. Bonaventure High School Football in the early 90s was not the well known powerhouse program it has come to be over the last couple of decades. Many of my fellow Pop Warner teammates were going to Buena and thought I was throwing my promising football career away at a place where no one would see me play. At our meeting he pulled me aside from the crowd of prospective students at Open House Day and said, ‘Sam, I think I can build a team around you and you will get a great education in the process’. It was a match made in Heaven.
As the mind perceives, the body achieves.
After many battles on the football field together I was fortunate to have the attention of college football recruiters from around the country and it came time for the combine. My mom, dad, sister and yes, Coach Mack piled into the car and heading down to Oceanside High School.
A combine tests you on many athletic standards like the vertical jump, shuttle run, and the 40 yard dash. I quickly knocked the first two out of the park, but the 40 yard dash was going to be my make it or break it moment. For a defensive end in Division 1 you had to run it under 5 seconds, period. I had done it a few times during training, but certainly not every time so my confidence was a little shaky and being a 17 year old pup on this grand of a stage my negative thoughts were getting the best of me.
You get two tries and they take your best time so I had no margin for error, no step could go off line. We are talking about tenths of a second here. I lined up for my first attempt, put my hand down to the grass, and took off like a freight train. Feeling pretty confident from my other two events I lined up at the starting line, exploded off of it like a freight train. The multitude of officials yell out your times. 5 flat. 5.01. 5 flat. 5.02. ‘Crap’, I thought.
Coach Mack saw the gloom come over my face and ran over to me as I made my way back to the starting line for my 2nd attempt. ‘Sammy’, he called me that, ‘you are going to run a sub 5 40 right now. You are going to do it. Stop thinking you can’t. Don’t look up when you go down in your stance. Keep your head down, take a deep breath, drive your arm through, and explode off the line. You are going to win a Division 1 scholarship right now.’
He broke through right at that moment. I went from being an unsure kid who didn’t think he deserved to be in that group of promising young athletes, to a young man who was there to get what was his. My mind wasn’t in the way anymore, it was in the driver’s seat.
I lined up, put my body in the right position, and instead of exploding off the line it almost felt like the world went into slow motion. I thought about every step, heard the wind whistle in my ears, felt the grass kick up against the back of my legs.
I motored down and quickly turned around to hear the officials yell out my times. 4.93! 4.94! 4.9! I did it.
There have been many more times in my life since where I had to overcome an obstacle. Guess who’s voice I hear? Yep, it’s Coach Mack out on that field saying ‘you are going to do it’, my mindset shifts, and I get through it. Thank you Coach.
My Wife
I know I don’t see myself the way my wife does. She looks at me like popcorn in the pan, ready to pop at any moment, even when I’m feeling like those discarded kernels that never do.
I’ll never forget meeting her for the first time. She’s electric. Her eyes draw you in and her smile and laugh are infectious. Safe to say she had my attention from the start. When we first took up together it was apparent to me immediately that she wasn’t a ‘yes woman’. She pushes me.
It’s time for you to be a REALTOR® honey.
My first real job was working for First American Title as a sales representative (coincidentally where my wife and I met) where I successfully built out 2 sales territories, and then the market crashed. ‘Maybe you’d should be a real estate agent babe, you’d be so good at it’. ‘No, I don’t think so,’ I’d reply.
I then went on to help build an online marketing company for small businesses. I worked on some amazing projects, co-founded an business seminar and networking event, and was invited to speak all over the state to speak about marketing. I loved it, but there was still something missing. I’d get discouraged, figure out another revenue stream which was met with great support from my wife, however she would again throw out there, ‘maybe it’s time to get your real estate license’? I didn’t know that an incredible opportunity was just around the corner.
It was Thanksgiving Dinner three years ago that a breakthrough happened. My aunt, who happens to be a real estate broker, and I chatted about life as we often do. My aunt shared with me the challenges and the amazing potential that career has given her and the other agents in her care. It wasn’t new information, but I suddenly flashed to all the conversations my wife and I had about this very topic, instantly realizing how right she had been.
Stuffed with turkey and new hope my wife and I laid down in bed together and instead of ‘I told you so’ she said ‘it’s time’. I signed up for real estate classes the next morning, Black Friday. And just like the many shoppers out there that day, I had my face pressed against the glass of my real estate career whispering, ‘open, open, open’. I had found my calling.
My wife didn’t stop pushing me to be successful, even though it took me a while to come around. She kept the heat on, moved the pan around, and waited for me pop at the right moment. My real estate career has not been without challenge, but it sure is amazing to live a life with her, with extra butter, about to watch a movie of our bright future ahead. Thank you Honey.
My Clients
Would I have been #7 without you? Absolutely not. I can be the greatest agent in all the land, but if no one would place their trust in me I wouldn’t be called to front of a room to accept an award. Thank you, from the bottom of my heart, for bringing me in to your lives and allowing me the opportunity to work with you to achieve your real estate goals. I think of each of you often and take a moment each day to appreciate what a big deal that is. Thank you Clients.
If I can be of any help to you, your family, friends, or colleagues, I’m here and I’m grateful.
Unless you’ve been living under a rock over the past 10 years, I’m sure you’ve come across an episode or two of AMC’s Mad Men. In my opinion, this show is one of the most prolific in recent television history. Set in 1960s Manhattan the show is a well executed time capsule of its characters and our nation in a massive social shift. Tackling topics like sexuality, civil rights, feminism, and even the perils of improper lawnmower operationMad Men brings you back to a time when things were cheaper, but certainly not any simpler.
The show’s polarizing, disturbed, and gifted main character is the incomparable Don Draper.
Yes, we eerily enjoyed watching him twist in the wind on many occasion as he attempted to navigate his tumultuous past, multiple scorned lovers, and clients and colleagues plotting against him at every turn. For me, however, it is the scenes that show Don in his element, the pitches, that have stuck with me over the years.
This post is dedicated to the man formerly known as Dick Whitman as when presented with the difficult challenge of marketing a home in today’s real estate market I can honestly say I’ve sought the Lucky Strike smoke soaked wordsmith for a helping hand of inspiration. A moment commonly referred to in the marketing game as the “What Would Draper Do?” moment. In honor of this I present to my top 3 Don Draper campaigns and how I think they can help you sell your home. So, go ahead and pour yourself an Old Fashioned and read on.
1. Mark Your Man
There is a scene in the first season of AMC’s Mad Men that sticks with me to this day. Fictional Manhattan based advertising agency Sterling Cooper is pitching the heads of Bell Jolie Lipstick on a very different approach from what they have done in the past. Rather than parade the hundreds of lipstick shades available, they are focusing on one powerful idea that differentiates them from anyone in the lipstick business. A campaign centered around three words, ‘Mark Your Man’. The Belle Jolie guys aren’t immediately impressed as you’ll see in the clip below.
Every woman wants choices, but in the end none wants to be one of a hundred in a box. She’s unique, she makes the choices, and she chooses him. She wants to tell the world he’s mine…you’ve given every girl who chooses your lipstick the gift of total ownership.
Those words literally hit home to me. Was I marketing homes in a way that would generate that kind of feeling to a potential buyer?
I couldn’t help but feel that the current state of real estate marketing was falling into the Belle Jolie category. Sticking to old guns, re-running the same work, and following a sort of unspoken template handed down from generation to generation of real estate agent. It is thought leaders like Don Draper, or more accurately the Mad Men creators that have inspired all of us to look at things differently. We will have some fun in this post delving into the troubled, yet genius mind of Don Draper, and pulling some very poignant parallels to selling your home in today’s market.
Ask anyone and they will tell you that the market has changed. We’ve officially moved into a buyer’s market. The days of quickly ascending prices and homes flying off the shelves is gone. Competition is stiffer, buyers are pickier, and you need to sell your home. A climate like this calls for inspired marketing, creative thinking, and plenty of Canadian Rye.
2. It’s Toasted
If you don’t like what is being said, change the conversation.
One of Draper’s most transcending phrases he makes over the course of the show is this one. It was only appropriate that is first said in a smoke filled room, which suddenly clears as the words are being uttered. The tobacco tycoons of American Tobacco are trying to weasel there way around new surgeon general restrictions on how they can advertise their Lucky Strike cigarettes. Don asks Lee Garner Sr. to go back to basics and run him through how their cigarettes are made stopping him at ‘we toast it’. And just like that ‘It’s Toasted’ campaign is born.
Interesting thought isn’t it? Instead of playing in the weeds with the rest of the cigarette companies who were trying to dance around surgeon general warnings and push doctors smoking or promoting a safer cigarette. Using ‘It’s toasted’ focuses the attention away from the negative.
Now, I’m not comparing real estate to cancer causing cigarettes, but the campaign concept is one that we need to remember today. Too often agents focus on the outside challenges a house might present, not highlighting the benefit enough. We apologize for the home rather than sell it. There are always going to be homes and specifically neighborhoods that have unique features that don’t appeal to a large general audience, but it could be that feature that ultimately finds you a buyer.
Every home is going to present you with a list of reasons of why it might not sell. Tough location, odd floor plan, you name it. Rather than spending time on things you can’t change, I zero in on what makes the home unique and build a buyer profile that would overlook or maybe even find the home’s challenging features as benefits
It could be a urinal. Maybe it’s a raised bathtub in the middle of the master bedroom. How about a Pepto-Bismol pink oven? What might be a turn off to you could be an ‘It’s toasted’ to someone else.
3. The Carousel
Kodak has created the ultimate slide projector and are looking for a campaign that will get people to buy projectors that already have projectors. This new device allows you to load numerous slides and advance them using the original technology, the wheel, but how can an old technology be sold as something new and exciting? Don knows.
This is, without a doubt, one of the most personal and powerful pitches Don delivers. It comes at a critical turning point in his life as he is yearning to have the family that is projected on the screen and for the first time we get a chance to see him in fragile, yet tender Norman Rockwellian moments. We see images of his wedding day, Don draped over his pregnant wife’s belly, and finally, sharing a New Year’s Eve kiss.
Technology is a glittering lure. But there is the rare occasion when the public can be engaged on a level beyond flash, if they have a sentimental bond with the product. Nostalgia. It’s delicate, but potent.
Home ownership has long been part of the American Dream. In recent years some of that allure has been lost. We have the crash of 2008 to hold responsible. Many buyers are slower to move, their lives hanging in the balance, and unsure if buying a home is the right thing to do. Shall they get on ‘the Carousel’ or not?
The circumstances of the market may change, interest rates may go up and down, but the fundamental foundation of home ownership endures and when selling a home to this audience there is nothing wrong with pulling a heart string or two. Memories are made in homes and maybe your home could provide those memories for a new buyer. Isn’t that what we envision them doing when they move in anyway?
Yes, the home has a kitchen with stainless steel appliances, but why not paint a picture of what great events can happen in the nerve center of the home? The backyard might have water tolerant landscaping but how many imaginary Super Bowl winning touchdown passes will be thrown on the newly laid artificial turf?
It isn’t manipulation, but rather providing motivation and inspiration of what your home could provide that has little to do with square footage. Yes there are numbers involved and they have to work, but that isn’t why people buy homes.
With every home I get the opportunity to sell I tap into that nostalgia, creating a deeper bond, and it is then, and only then, can a home purchase be made.
Make It Simple, But Significant
Yes, Don was ordering a drink when he uttered these words, but I apply them to every marketing campaign I present to the real estate world. There are so many gems like this throughout the show that can’t help but make me think that the creators of Mad Men purposely used the show as an opportunity to teach just as much as it has entertained. I sure hope you found this entertaining as well.
Should you want a pitch of your own on how I can help you sell your home faster than you can say ‘Zou Bisou Bisou‘, please contact me.
Before Google Maps, and it is hard to imagine a time without it, we would have to have a map with us in the car. Thomas Guides graced the glove compartments of every vehicle on the road and spinning map displays greeted you at the checkout stand of every gas station. The gas station clerk was expected to know how to get you back to the Interstate and yes, us men were supposed to be hesitant to ask him for directions. So here I am a gas station clerk/REALTOR® at your service, ready to tell you to just take a left at Pre-Approval Street and a right Dream Home Drive. All you need to do is summon the courage to suppress your manhood (fellas) or leave hubby in the car and handle business yourself (ladies). I picture the conversation going a little something like this:
Hey Mister, you mind pointing us in the right direction to buy our first home?
Sure can Mr. & Mrs. First Time Homebuyer and better yet, in the time it would take to fill your tank l’ll give you a roadmap which will have a series of steps that will get you there safely and most importantly, successfully.
Alright, here we go. Turn by turn.
Turn 1: Pick Your Road Dog
A road dog, also commonly known as wing man, is your trusted companion and guide on a journey. In a real estate transaction that is what your real estate agent should be. Road dogs don’t disappear when things get hard or just tell you things you want to hear. They stick with you from the start of the journey to the end and look out for you. Make sure you start things out right and pick an agent who has those types of principles. Are you going to be handed off to an assistant? Do they have time to answer your questions and really guide you through the process? These are a few of many questions you should ask before making a decision on who you choose to hit the road with.
Many buyers make the mistake of taking to the internet first and get lost in the sea of real estate portals which tend to mislead and misinform their visitors. Zillow, Trulia, and the like have good intentions but when you don’t know what you are looking for or understand the communities you are considering you are better off working with an agent who can provide you with accurate insight and direction as we have our feet on the ground and really know what is going on in the market.
Turn 2: Get the Moola
First, let me tell you why I said ‘local’. I’ve seen enough dancing alien pop-up banner ads on websites from lenders pushing low rates and promising out-of-this world loan programs than I’d like to in this lifetime. Many of these companies aren’t in the area and don’t get what it takes to loan on a property in a local market. They will feed your mind with unrealistic information and say anything to get you on the hook. I’ve had a recent experience with a client who’s also a close friend that worked with a company like this and just a few weeks from closing told us they couldn’t make the loan work and forced my client to lose her deposit. I’m still haunted by this experience to this day and don’t want to see it happen to anyone else.
Before you set foot in a home that’s for sale you need to know what your budget is. You don’t want to experience the disappointment that comes with finding a home you love and finding out you can’t afford it. On the flip side you might be able to afford more home than what you’ve been looking at. No matter what, knowing what your price range should be is better that not knowing. As your agent it helps me narrow down the communities you can choose from and only show you homes that are in that comfort zone. You too will be able to focus more on the homes that work for you, and just like those crazy couples on HGTV’s House Hunters, start working on your ‘wish list’.
At this meeting with the lender they will review your credit scores, talk about different programs available, and after reviewing this information, will be able to give you a pre-approval letter that shows how much home you can buy. This is important to have at the ready because when homes come on the market that are priced well, they move fast. If you try to meet with a lender after you’ve seen the home of dreams you’ll likely lose it to another buyer who has completed this step already that was able to make an offer immediately.
If you are thinking about taking this turn, please make sure you reach out to Dawn Peck from Guild Mortgage and say Sam Benner sent ‘cha. She is especially great with first time homebuyers.
Turn 3: Find ‘The One’
Now that I have your ‘wish list’ it is time to find your dream home. What I do is put your criteria into the MLS (Multiple Listing Service) where homes are put up for sale and I’ll comb through it to find any possible suitors. Most of the time we have a few promising ones to choose from, but if we don’t I save your criteria in the database and anytime something new comes on the market that matches you get an email instantly.
Let’s say we find a few that work? Now it is time to test your sense of smell…
The ‘Smell Test’ refers to the very important step of seeing a house in person, of course then is the only moment you have a chance to smell it. This is your chance to really get a feel of the home, very different than experiencing it online. There have been many occasions where buyers I’m working with will dismiss a home based on how it looks online and have been quick to regret that choice once they are able to see it in person. It doesn’t hurt to take a chance on a home that might need some cosmetic work, but has the location and floor plan you are really after. Also, some agents don’t take the time to have professional pictures taken which might not present a home in its best light.
How many homes should you ‘smell’? It is hard to average out how many homes you should see before deciding the right one, but given too many to choose from a buying decision will not likely be made. It helps to be very specific with your agent as to the key features the home needs to have for you which can shorten the buying circle considerably. Once I have that in mind and start searching for potential candidates, I tend to focus in on 3 to 4 homes to take a whiff of. From there it is easy to compare them against each other and a clear front-runner presents itself.
A passionate love affair has begun and the process to making it all yours has begun.
Turn 4: Make ‘Em An Offer
Once you’ve selected the home of your dreams and it smells oh so perfect it is time to write an offer. This also tends to be your first interaction with the seller. After studying recent sales in the neighborhood the home is in I will make a recommendation on what a fair price to offer will be. This is one of the more tense moments of the transaction as the number being offered and what the seller thinks his home should sell for might be a bit off from one another. Also, we might have other buyers we are competing against that will influence how aggressive of a price you’d like to offer as you wouldn’t want to miss out on the home over a small difference in offer price. I usually recommend to write the offer in a way that shows that you really want the home which sends a message to the seller that you are serious and will make the process of closing the deal as painless as possible.
The offer itself is made on a purchase contract frequently referred to as the RPA (Residential Purchase Agreement). This lays out in great detail every step of the transaction and what each party will be responsible for. Timelines are also set here which are very important to adhere to. A key section is the allocation of costs which stipulates who is going to pay for what during the escrow. For buyers I recommend asking the seller to pay for a home warranty which covers anything inside the home breaking down after the sale closes. These can usually cost around $450 for the average single family home and can be upgraded to cover air-conditioning and pools and spas as well. It is a great way to make sure you are covered from anything going wonky right after you buy the home and covers you for a year from the close of escrow.
Once the RPA has been signed it is packaged with your pre-approval letter (see Turn 2) from the lender and I like to add something a little extra. I write a cover letter and enclose a photo so the seller can really see who they are going to be working with and get to know you a little bit. I’ve had many instances where I was working with a buyer who didn’t write the strongest offer, but chose us because of what was said in the letter.
The package is sent to the seller’s agent who sets a time to present it to his client. The standard waiting period to get a response is 3 days but that can be shortened or extended depending on the situation. At this point all that can be done is sit, wait, and cross your fingers. Picture yourself in the backseat of your parents’ car on a road trip trying to fight the urge to say, “Are we there yet?”. That 72-hour period sure feels like that.
Turn 5: Escrow Puts It in Neutral
In the car world neutral is one of the more underutilized gears available to the driver. The N on your gearshift doesn’t exactly make you think about things moving in the right direction, but in the real estate world the neutral third party, also known as escrow, is all about keeping the parties involved in the purchase of your home on the road to close.
Best way to understand escrow is to think Switzerland. They have no dog in this fight and are the ideal intermediary to make this process work. It handles all the money, documents, and the like in a secure place until at just the right moment they turn the property over to the buyer and the money to the seller. As you might imagine there is a lot of opportunity for people to do some pretty evil things during the course of a real estate transaction so it is great to have the escrow officer on your side making sure all of the proper steps to transfer the property from the seller to you are done correctly and ethically. Many of the future turns to be discussed here happens during the escrow process, so keep your hands and 10 and 2 and keep your eyes on the road.
My favorite escrow officer is Dora Vasquez at WVC Escrow. If you’d like to meet her, check her out here.
Turn 6: Look Under the Hood
Ever seen the movie Money Pit? Tom Hanks & Shelley Long’s characters purchase a home that on the surface appears to be the perfect home and over the course of the film turns into a complete disaster. Tom Hanks’ character reaches the peak of his madness when he watches his bathtub drop through the floor and crash into his living room.
You don’t want to go through a situation like this. It is so important that you have a licensed professional inspect your home thoroughly. These guys know their stuff. They look the home over from roof to crawlspace, attic to garage and noting all potential issues that the home presents. A report is generated which covers all of these problems in great detail and ranks them so you can see which issues present the greatest concern. There are times when a professional from a particular field might need to be brought in to give a more detailed opinion on an issue like an electrician or a plumber.
With a clear picture of the condition of the home in front of you we sit down and decide what we should ask the seller to fix for you. Where you have the best success here is asking the seller to repair any items that provide a potential health or safety concern in the home. Sellers tend to accept the responsibility for faulty electrical work or missing smoke detectors much more so than you asking for a new big screen television as you might imagine. This can be one of the more challenging steps to the transaction and where many deals cancel as buyer and seller can’t come to terms with who is responsible to handle that particular repair. As long as you make reasonable requests and don’t have a long line of buyers behind you waiting for you to get out of their way to buy the home, most sellers will bend just enough to keep the deal together.
You can elect to have the seller do the repairs in advance of the close of escrow or the seller can credit the cost of what the repairs will be and you can do them on your own time.
Repeat, do not purchase a home waiving your right to a home inspection. Peace of mind usually costs around $450 for an average single family home.
Turn 7: The Appraisal – A Number’s Game
When a loan is involved with a purchase of a home and let’s face it, most first time homebuyers are not buying a property in all cash, the lender requires an appraisal of the home to determine its value. The bank does not want to loan on a property for more than its worth. Seems fair right? Here’s where it gets tricky.
Let’s say you are buying a home and have offered a price of $500,000. Then, the appraiser comes in and based on his research of recent sales in the neighborhood and condition of the home that it is really worth $475,000. We now have an issue of value and it must be resolved in order for this deal to close.
There are 4 possible outcomes here. One, the seller reduces the price to the appraised value. Two, the buyer puts an extra $25,000 in cash into the deal to make up the difference (most first time buyers have and extra $25,000 laying around right?). Three, the buyer and seller split the difference or four, both parties cancel and move on.
Which outcome happens most? This totally depends on the situation. Again, if there is other buyers out there willing to put in the extra dough then the seller might not be that inspired to take the price reduction, however if you are the only buyer on the hook the seller might be more amenable to taking the hit so that the deal stays together.
Turn 8: Sign Your Life Away
The onus now moves to your lender who is working feverishly to get all the conditions of your loan covered so that your loan documents can be drawn. When the loan documents are ready you will most likely go the escrow officer’s office and sign them with a notary present. Once you sign your name, many times I might add, you have made a binding contract with your lender and once processed by the lender they fund your loan and the money goes into escrow.
Turn 9: The Home Stretch
You must, must, must do a final walk-through of the home before it closes. This is done 3 days before your escrow is set to close. This is your opportunity to make sure the house is in the same or better condition since your home inspection. The final walk through is especially important if you asked for repairs to be completed prior to the close of the sale or if the seller had a tenant living in the property.
I had one instance, my first ever transaction actually, where tenants were not very happy about their home being sold. They begrudgingly cooperated with every step of the sale and when it came time for them to move out, they did without a peep. The next day we do the final walk through and our jaws hit the floor. The tenants had spray painted profane wording and drawings all over the walls. Fortunately there was still time for the seller to have a painter come in and restore the walls back to their original, non-offensive color.
All graffiti aside the final walk-through is mostly a fun and exciting moment. You measure for furniture, decide where the TV is going to go, and start planning the soon-to-be epic housewarming party (I bring the taco guy…seriously).
Turn 10: You’ve Reached Your Destination
Ladies and gentlemen it is closing time! You now have a home and you can stay there. See what I did there? A little last call levity. But seriously, your documents have been recorded at the County Recorder’s office that say you are now the owner, your first mortgage payment is due, and I have the amazing pleasure of handing you your keys for the first time.
My recommendation on moving day? Hire movers! It will keep your back pointing in the same direction is now. Save precious friendships and quite possibly your relationship with your significant other from falling victim to moving day mania. It’s a thing. Look it up.
My go to in this arena is Coast Transfer & Storage. They are based in Ventura, CA and can move you across the street or across the country. Family business too which is extra cool.
I Call Shotgun!
There are few experiences more rewarding as a real estate agent than working with a first time homebuyer. To embark on a journey with someone who has never purchased a home before and see them through the eventual ups and downs to a successful close? Now, that’s why I chose this profession. The unfortunate truth is that many first time homebuyers feel lost, confused, and uncertain about how to purchase a home. I hope this roadmap has been helpful and if I can be of any help to you on your journey be sure to reach out to me, I’ll even chip in for gas.
To this day I still hear the stadium announcer’s words echoing in the tunnel as my teammates and I took the field at the Rose Bowl on the first day of 2000. My family and friends along with tens of thousands in the stadium erupting in support. I remember thinking to myself, “Sam, make sure you take a moment to soak this all in.”. Although the outcome wasn’t what I wanted, we lost 17-9, it was one of the greatest moments of my life, a culmination of years of hard work and dedication that has connected me to my alma mater and teammates for years to come.
A photo posted by Sam Benner (@sambenner.realtor) on
I’m intentionally humble about my experience at the Rose Bowl. It always sounds so self serving when I talk about it with new people I meet or catching up with old friends and colleagues this time of year. My wife, whom I met after my playing days, is, very lovingly, the first person to make sure you are aware that I was out there on that field on New Year’s Day. She’s so proud of me and deep down, I guess I am too. More importantly it has helped me to remember the enormity of that accomplishment and motivated me to continue to dream big, even when the numbers tell you otherwise. So when this year’s Stanford Football team made its run to the Rose Bowl there was no possible way I would miss an opportunity to share in that experience again. This time, with my entire family in tow.
Getting There
I have followed my alma mater’s football program with great interest ever since I graduated from the Farm, but you had the feeling that this year would be extra special. After a disappointing loss to Northwestern in the season opener many college football fans had written off Stanford’s chances to stand alongside the other elite teams in the nation. I however, was reminded of another Stanford team, back in 1999 that also had their pride kicked in at Week 1. I’ll never forget walking off the field at the University of Texas and seeing the scoreboard read Texas 69, Stanford 17. It would have been very easy to throw in the towel at that point and give up any hope of playing in any bowl game at all, but something else happened. The painful loss actually brought us closer together, made us even more focused on our goals to play on New Year’s Day. So when asked about Stanford’s chances this year after the Northwestern loss it very easy for me to say that Stanford was still a team to watch out for and boy they did not disappoint.
They went on a quite a tear after that first loss, beating top ranked teams along the way and other than a tough loss to Oregon, won the Pacific 12 Conference Championship and an invite to Granddaddy of Them All.
Pre-Game
Attending this blessed event was a no brainer and fortunately for me the alumni network of Stanford is second to none. They secured an allotment of tickets and rolled out a tailgate that would bring any of the grill masters from Discovery’s BBQ Pitmasters to their knees. Needless to say the Benner Family was coming in hot. My wife would finally have the opportunity to experience for herself what she had shared with anyone willing to listen, my mom would get to relive the historic moment for our family, and my son would get to see what his dad had done 16 short years ago. Pulling up the field in your own car vs. bus full of teammates was different but the butterflies sure arrived on schedule. I had no intention of strapping on my shoulderpads and wrapping up Ron Dayne, but nobody reported that information the hairs on the back of my neck whom were standing at full attention.
Our first order of business? Purchasing Stanford Rose Bowl swag of course! My son went with a t-shirt, my wife a scarf, and I went with the $85 hoodie (they charge and extra $5 for the XXL by the way). Note my son’s #nerdnation glasses, a must for any Stanford fan looking to make a stylish, yet passive/aggressive statement that we are smarter than you.
A photo posted by Sam Benner (@sambenner.realtor) on
With swag in hand we moved on to the alumni tailgate which was full of amazing food, old friends, and Stanford Cardinal faithful as far as the eye could see. After filling ourselves with everything from hot links to brownie bites we decided to head over to the ‘fun zone’, an area for the young and young at heart to do football inspired activities. My son was eager to do the one where you race through blocking dummies to score a ‘touchdown’. No formidable competitors were available at that moment so I thought I’d throw my hat in the ring and have a little father/son matchup for the ages. Everything was going fine until I weaved around the last dummy where my foot slipped and caused me to rip a huge hole in the front of my jeans. We aren’t talking about a small rip here, we are talking about a Texas sized 69-17 rip from waist to the lower part of my thigh. Guess what came in handy at that point? My wife’s new Stanford scarf. Strategically placed it covered the large chasm in my denim, while still letting just enough of the brisk Pasadena air in. Problem solved. It was time to go to the stadium.
Game Time
Many of the college football analysts put Iowa and Stanford as a great matchup. Iowa’s only loss was in their conference championship. When asked I said it was most likely going to be a battle of wills and whoever won the battle of the trenches would get the win.
75-yard touchdown pass to Heisman Trophy runner-up McCaffrey who then ran a punt back for a touchdown. 5th year senior QB Kevin Hogan scores from 8 yards out. Freshman Quenton Meeks runs back an interception for a touchdown. Stanford didn’t let up from there and after three quarters of football the scoreboard read 38-0. Our hands stung from the thousands of high-fives we shared with our stadiummates, our throats horse from the screams of elation big play after big play.
My favorite moment came from Stanford’s last offensive play from scrimmage. The old man, Kevin Hogan, throws a 42-yard bomb for a touchdown. It only seemed appropriate that the Cardinal field general’s last pass would be for six.
The clock ran out my son put his arms around me and gave me a huge hug. “We won Dad,” he whispered. And just like that, we headed home full of new Rose Bowl memories, the perfect companion to the old ones.
Parents Now Can Choose Their Child’s Curricular Path
The Ventura Unified School District has introduced a magnet school program at the elementary school level. This gives parents the opportunity to choose their child’s curricular path based on their child’s passions and interests. Pretty landmark opportunity if you ask me, for 2 reasons. First, it turns my attention to my children and giving each of them the opportunity to go to a school that fits their individual wants and needs instead of both them attending the school that our home is within the boundaries of. Second, speaking of homes, imagine being able to purchase a home and not have to have that decision be made solely on what boundary school your child would be assigned to. One could call this a game-changer in the worlds of education and real estate.
One thing I love about my career in real estate is that it allows me to be a part of community projects that I’m passionate about. Nothing gets me going more than the education of our young people. As the child of a lifetime educator and now principal, I had the value of education instilled in me on a daily basis, a trait that I’m hoping to pass along to my own children. So when the director of the magnet school program approached me to assist with the marketing outreach of this program I said yes without hesitation.
We first branded the schools and the program itself, created a website, and shot a video covering the ins and outs of the program. The response has been very positive as a majority of the schools saw substantial increases in school of choice elections. Trailblazing parents saw the value of their child being involved in these great programs, all the while receiving the high level education they’ve come to expect within the Ventura Unified School District.
– The best way to learn about this exciting new program is to watch this video
Here is a small breakdown of each of the 6 magnet school academies and their unique features:
Have a future leader on your hands? Your child been immersing him or herself in technology tools? ATLAS is a great fit for you. From day one your child will get an opportunity to see themselves as a community dignitary, chief executive officer, and more all the while learning those lessons through data driven instruction using today’s hottest technology.
The scientists and engineers of tomorrow start here. STEM curriculum challenges your child to look at the world differently, studying its very makeup, in a collaborative success bound environment and yes, they do have the most adorable lab coats for the children to wear.
Using art as a tool to learn is not a new concept, but the way it is being applied to students at Montalvo could not be more cutting edge. Creativity is encouraged, critical thinking is fostered, and an appreciation of the different perspectives of the world around them allow students to express themselves through visual art, drama, music, dance and technology for the 21st century.
Imagine a student body fueled by scientific exploration and a sensitivity to the challenges in the world around them. What amazing things could they accomplish? Mound has seized this opportunity through hands-on science projects, volunteering, Spanish language classes and more allowing students to learn from diverse perspectives.
Yes, our world might be getting smaller but the importance of being able to effectively communicate in today’s global marketplace could not be greater. Students at Sheridan Way learn the traditional elementary school curriculum in three languages, English, Spanish, and Mandarin. Graduates move on middle school empowered with the skills to interact and gain the respect of the many cultures that make up the world around them.
We all know that the future of the world depends greatly on the next generation that will be challenged with its conservation. Will Rogers students are taking this challenge head on using their state of the art science lab and schoolyard habitat, all the while receiving instruction in both English and Spanish. This rigorous instruction breeds inquisitive, well rounded protectors of the Earth.
The school of choice window goes from January 8-22, 2016. You must select the school you’d like your child to attend during this window. You can apply for the school online via the VUSD (Ventura Unified School District) website at:
Will This Change Your Thoughts on Where You Want to Live?
I’m curious to see if knowing that you could choose your child’s elementary school would open you up to consider other communities during your home search. Please let me know in the comments.
Just like the wind that’s blowing across Ventura County right now, the real estate market is moving in a new direction. Here’s what I’m seeing.
Prices Have Leveled Off
For some time it has been a very strong seller’s market. When pricing homes you could look at the last handful of sales in a neighborhood and tack a few tens of thousands and just like that, you’d have buyers fighting over it and you’d be in escrow before you could say “equity”.
The last couple of months we’ve started to see a flurry of price reductions and sold values under the asking price. The buyers who used to be fighting over properties are now being romanced like a reality dating show with sellers hoping they receive the final rose.
Requests for Repairs are Being Answered
During the escrow process the property goes through inspections. The inspections identify issues the home might have and so the buyers can make an informed decision on whether or not the home meets their needs. It is also an opportunity for the buyers to ask the sellers to repair items they feel are important before the sale goes through.
Having been on both sides of this process many times I remember this process going very differently a few months ago. I would caution buyers to be very careful in what they requested, focusing on only health and safety issues, because anything more than that could potentially upset the seller and put the home back on the market and back to the drove of buyers waiting in the wings.
Sellers are now finding themselves put in a difficult position now because those droves of buyers don’t seem to be there right now. Because of that the laundry list of repairs doesn’t seem so ‘out of bounds’. Depending on the seller’s motivation they are more willing to hear the buyers out and in the process accept more of the repairs as part of the cost of doing business in today’s market.
New Regulations are Protecting the Buyer
TRID is here and long story short, it requires a new disclosure being presented to the buyer from their lender that outlines all costs of the sale much earlier in the transaction than before. This is a good thing, but does present a challenge to sellers to provide information in a more timely manner and can add days or sometimes weeks to a transaction when not executed correctly.
Interest Rates Continue to Be at Historic Lows
Money continues to be cheap and it looks like it will stay that way until the end of the year. We are in rare air here as there has not been a better time in some time to purchase a home at a great price and not have to pay through the nose to get it.
So What Does This All Mean?
You guessed it, we are in a buyer’s market. So if you have been on the fence about buying it’s time to come down and start looking.
Should sellers run and hide? Absolutely not. Ventura County continues to rank highly as a great place to live and continues to be in high demand. Can you list your home for $5o,000 over what the last home in your neighborhood sold for? No, but if you price your home right and repair the loose odds and ends to alleviate any doubt in a buyer’s mind you can also strike while the iron is hot.
Need a Navigator in All of This?
Of course, I’m here to help you on whichever side of the ball you find yourself. If you are looking to buy please go to my website at www.sambenner.com and feel free to search among many great deals out there right now. If thinking of selling go to www.venturacountyhomevalue.com and instantly find out what has sold recently in your neighborhood, no questions asked.
The hidden jewel of Ventura is still close to the beach, but far enough removed to provide an incredible allure to families and retirees. It is an ideal blend of quiet and convenience with a healthy dash of affordability. In honor of its sunnier days than most corners of town, I will shed some light on this hidden jewel so you can effectively consider the East End of Ventura as your slice of the American Dream.
East End Geography Lesson
There are differing opinions on this but most would say that the East End begins at Victoria Avenue, up to Foothill Road, then spreading east to Wells Road and slightly beyond to Ventura’s border with Santa Paula. The 126 Freeway slices right through the middle providing added convenience for commuters. East End veterans also utilize ‘the back way’ out to the 118 freeway to work around some of the traffic congestion on the 101 in Oxnard.
East End Communities
As with any community there are many sub-communities that have their own identity, history, and lifestyle. Choosing from these is an ideal way to start your home search as each provides a completely different look and feel.
Montalvo
Framed by the 101 Freeway, Moon Drive, and Johnson Drive this is one of the more historic communities of the East End. It has had a tenuous and strained relationship with the City of Ventura, Most recently in 2012 where annexation was presented to residents and met with a polarizing response in opinion. As some of the areas are still considered unicorporated there is still some services that are maintained independently. Homes in this area typically are classically built, vintage construction methods and unique features that building of the era of 40s and 50s produces. I recently listed and sold a property at 6061 Moon Drive for Kids & Families Together, Inc. It was a duplex that was unlike any other property I worked. It was not a home that suited most buyers, but for those that saw the unique benefit found the home to be an affordable and well located opportunity.
Saticoy
Steeped in its agricultural roots, Saticoy provides an interesting mix of population. Some have been here from the beginning that staked their claim quickly as a convenient hometown, adjacent to the farmlands that make up so much of eastern part of our county. The area is made up of everything east of Saticoy Avenue, down to the Santa Clara River and up to Telegraph and Foothill Roads. Its main attractions are easy access to the 126 Freeway, affordable homes, and the nearby Saticoy Country Club. Saticoy Elementary School, is one of the City’s oldest institutions and has been transformed recently to a magnet school academy called ATLAS embedding modern technology and leadership into its curriculum.
The Northwest of the East End
The communities that make up the northwestern areas of the East End are the most sought after and for good reason. The Ventura Community Park, often called Kimball Park is considered by many to be the heartbeat of the End End. Complete with pool, bmx track, softball fields, and massive soccer fields, its development provided the connective tissue the East End needed to secure home values and the East End’s place in Ventura lore. In this community you will see homes for Ventura’s more affluent population. As you move up from the 126 Freeway to Foothill Road you have a healthy mix of spacious tract homes to custom homes featuring amazing views of the town below. This area is about as family-centric as Ventura gets which explains why its makeup is just that, families. Landmarks like Simone’s Coffee and Surf’n Yogurt are the easiest places to run into your neighbors.
Will You Surrender to the East End Effect?
One thing I experience with prospective buyers who have never lived or been exposed to the East End of town is some unfounded hesitation to embrace it as a viable option to make it their home. Often seen as no man’s land, so far removed from the Downtown district and beaches, it is a interesting moment when buyers see how much home they can afford in comparison to other Ventura communities and how quickly they can be at the sand when they want to be. Once enveloped by the peace, convenience, sunshine and community feel the East End offers, most residents never go back. Will you fall victim to the East End effect? Only time will tell.
