We could call it “Flip This Agent”.

This exciting new cable show would be based upon sellers who re-list their home with one agent after another when it doesn’t sell.

When a home doesn’t sell, it usually isn’t the listing agent’s fault.

It’s true that an agent needs to be diligent, return phone calls, and do a good job of marketing.

But, in the end, flipping agents is rarely a good solution.

If you’re home isn’t selling, take a long look at your price and property condition and do what’s necessary to meet the current market.

Properly-priced homes in good showing condition are still selling.

In fact, they’re the only ones that are selling!

Remember?

Back when sellers could whisper to someone (anyone!) that they were thinking of selling, then have half a dozen offers above their (already high) asking price?

Obviously, those days are long gone.

Well, I’m here to tell you those weren’t the good old days.

If you bought a home in 2005, it was like an arranged marriage.

You ended up with something you weren’t sure you wanted and weren’t sure you loved.

Yeah, I know ~ let’s not even go there with the “until death do you part” thing, right?

Lots of real estate agents are wishing for a better market these days.

Ya know what?

Wishin and a hopin ain’t gonna change anything!

The market we have is the market we have!

And, this is probably how it’s gonna be for a long time.

The truth is that people are still buying and selling homes in the Boise area.

500-600 people are buying homes every month in the Boise real estate market.

Those buyers are moving here, moving up to a nicer home, buying their first home, etc.

They are real buyers who are serious about buying a home.

Some agents are prospering in this market because they are working instead of whining about how bad things are.

The rest are now part-timers or have left real estate altogether.

Which kind of agent do you want to work with?

Clue: I am a full-time professional who still loves helping serious buyers and sellers after 36 years in the real estate profession.

You’re speeding down the river of life and someone pulls out in front of you.

Such was life on the Boise River today

Lazy day here ~ 95 degrees, bright blue skies, no humidity, light breeze, and delicious cool shade on the Boise River Greenbelt.

Everything perfect, except for the darned traffic!

Okay, so I admit it ~ I took the day off and hiked the greenbelt with Sarro (my German Shepherd) for 5 miles today.

Life is good in Boise!

2,442 YTD Closed Sales

• $69,999 and under = 2
• $70,000-$89,999 = 3
• $90,000-$99,999 = 2
• $100,000-$119,999 = 15         (.6%)
• $120,000-$159,999 = 373      (15.3%)
• $160,000-$199,999 = 697      (28.5%)
• $200,000-$249,999 = 504    (20.6%)
• $250,000-$299,999 = 301     (12.3%)
• $300,000-$399,999 = 304    (12.4%)
• $400,000-$499,999 = 122    (5.0%)
• $500,000 and over = 119        (4.9%)

Data extracted from Intermountain MLS on 6/21/08 and pertains to Ada County single-family residences on lot/acreage. Data does not include condo or townhome properties.

I guess they’re so thrilled to have a warm body in their car that they are reluctant to ask those really embarrassing questions, including:

• “Are you ready to buy?”
• “Have you been pre-approved for your financing?”
• “Do you have to sell your present home before you can buy?

Someone who has to sell their home before they can buy is NOT a buyer!

And, someone who doesn’t know if they can get a loan is also probably not a buyer.

Maybe $4 gas will be the catalyst that finally changes how real estate is done?

Interestingly, there’s a discount real estate broker in Seattle who’s now charging to view homes.

That’s right ~ buyers must pay to see homes instead of getting unlimited free tours.

hmmmmm . . . perhaps that’s a concept whose time has come?

One thing’s for sure; the real estate profession must adapt to our changing times.

Before you ask ~ I’m not planning to start charging to show homes to my buyers despite spending hundreds of dollars/month on gas.

But, as always, I ask my buyers to be loyal to me, get totally pre-approved for their financing by a local direct lender, and sign a buyer representation agreement.

That’s only fair in a business where I get paid only, and if, I guide my buyers to a successful closing.

That said, I still wish I had charged a few past buyers to see homes ~ especially the one I showed 200 homes before making a decision

A new 350,000 square foot retail center, anchored by Fred Meyer, will be developed at the Northeast corner of Chinden Avenue and Linder Road by The Eisenberg Company of Phoenix.

The new center will include space for retail shops, restaurants, and banks.

Fred Meyer plans to create 230 jobs with the new store, resulting in a weekly payroll of $100,000.

Telltale clues include:

An Unfinished Spec Home (it’s for rent!)

Foundations Without Homes

Work Trailers and Trucks Parked On Sidewalks/VacantLots

How would you like to own the home next door to one of these properties?

I talk with a lot of buyers and sellers each week and I am hearing the same thing from many of them.

They are telling me that expensive gasoline is causing them to rethink where they want to live.

I recently showed a home in Eagle to prospective buyers from Horseshoe Bend who want to move to Eagle to be closer to work due to the cost of commuting.

The only thing holding them back is the home they must sell in Horseshoe Bend before they can buy here.

That could take awhile.

And, I am hearing similar comments from potential sellers who live in Star, Middleton, Kuna, and Nampa as they deal with the cost of commuting to jobs in Boise.

Makes you wonder what it’s like to live in Nampa, fight the traffic on I-84 in rush hour, and pay $4 a gallon for gas while working for $11/hour and paying for child care.

Why?

Because buyers and their agents search MLS in predictable ways.

For example, if a buyer wants to spend $275,000 for a home, they will usually search MLS between $250,000 and $300,000.

The typical $275,000 buyer probably will NOT search in the $300,000 to $325,000 range unless they’re a bargain-hunter looking to snag a deal on a listing that’s overpriced.

Fact is, most buyers will ignore overpriced listings in our current market.

Which is why it makes no sense whatsoever to price your $295,000 home at $305,000.

Doing so will ensure that your home will be overlooked by nearly all of the serious buyers searching in their price range.

It is critically-important to avoid pricing your home barely over one of those HUGE $100,000 price points.

In this market, accurate pricing is mandatory if you want to sell.