Written by Colleen Kulikowski on 02 September 2010
Are you starting your search for a new home? A great way is to visit several open houses in the neighborhoods that you are considering to get the feel for the community. Once you are ready to get serious, working with an experienced Realtor will be of benefit for you in saving you time and aggravation.
It is great fun for many Western New York buyers to search for the perfect home in WNY. They visit open houses, call listing agents to see homes that they find on the Internet. Many buyers mistake this as being in their best interest. Exactly who is that agent that they are calling loyal to? You might just be surprised that their loyalty lies with the Seller unless you have a Buyer’s Broker Agreement with the Buffalo area agent.
Open Houses don’t sell houses! Open Houses are a place that agents look to find you — BUYERS to work with. So don’t be surprised when you register at an Open House to hear from the agents again.
Just as important to Buyers, Open House is an excellent resource to check out agents by Sellers. If you are considering listing your home for sale and you want to check out a particular agent — see them in action at an Open House…
What information do they bring?
Do they have information on other homes for sale in the neighborhood?
How do they advertising for an Open House? Ask them why they do what they do.
How do they stand out and are different than every other Open House?
How do they interact with people? What are the questions that they ask visitors?
Do they follow up after your initial meeting? And how do they follow up?
Here is a selection of Open Houses in Erie & Niagara Counties that are happening this weekend according to the Buffalo Niagara Association of Realtors. This list is updated each Friday with the latest list of homes that will be open over the weekend. You will also find links to the latest market reports for these communities
This is a story from my days of selling Real Estate in Florida …
Dangers of Working with a For Sale By Owner!!!!
I had a conversation with an owner of a For Sale By Owner recently that shocked me.
Like most For Sale By Owner (FSBO) homes, they are overpriced. Not a big surprise — most For Sale By Owners are valuing their homes on emotion, what their neighbor’s sold their Celebration home for two years ago or what they need to get out of the house.
First off, I have to say the property is special in every way, I fell absolutely in love. I want this Celebration home, it is my dream home. It is a lovely lakefront property with fruit trees and lovely garden in a highly desirable community nestled on a quiet street backing up on conservation land. This home has pluses and it has negatives. It is adorable, but the negatives will keep many from purchasing it at reasonable list price, so it is no wonder this For Sale By Owner home is still on the market.
I had great difficulty in achieving the value I assessed to the home by the For Sale By Owner for lack of compatible properties. I could not justify the price that they had it listed for, and I am in love with this Orlando FSBO home. This is the best house, on the best lot, with more upgrades than the average home in this community?
Anyone else see a potential problem?
I don’t have rose colored glasses on. There are aspects of this Celebration home that detour most of today’s Orlando Buyers! All the bedrooms are upstairs, small bedrooms, only a 1-car garage. Obviously these negatives are affecting the ability to sell this For Sale By Owner home. After sharing what I thought the home was worth, and why I thought it should be priced at my number, the owner asked that I keep the information between us. They did not want anyone to know what I had come up with. They thanked me for my advice and tips for selling their Celebration home.
This made me stop and think. Why did they not want me to share my valuation? And who would I share this with? Perhaps I should take an advertisement out in the Celebration Newspapers sharing what I think all Orlando For Sale By Owner Homes are worth? What are they thinking? If I let the cat out of the bag they won’t be able to sell? I just shook my head and went on my way…
I came up with a couple of thoughts on this particular For Sale By Owner and Buyers in the Celebration Area and the current state of the Real Estate Market in Celebration Florida:
The For Sale By Owner is stuck on how special the home is and not focused on the ultimate goal – the home SOLD!
These owners have gotten valuations from several other Realtors who are desperate for the listing (it is an amazing Open House location) so they have told them what they wanted to hear
Are sites like By Owner, Owners, FSBO, For Sale By Owner Advertising Services and For Sale By Owner helping these owners or taking money and adding to the frustration to these vulnerable owners?
This home at this price has competition from larger homes, with more to offer than a special location and charm. Orlando Buyers want to purchase the best home for the least amount of money.
The FSBO believes everything I just told them, but would rather live in a fantasy world of what was not what is.
There are some incredible values, reasonably priced Celebration homes on the market. If you are waiting for the perfect time, this is the time to get off the bench and get into the game!
Moral of the Story for Realtors:
Provide value to both Buyers and Sellers! If I, the experienced Celebration Realtor can figure this out, what is stopping another Realtor? Stop telling Sellers what they want to hear and get real with Sellers! Buyers and Sellers are using my services because of the value I bring to the table! If I suddenly have a buyer looking for this type of house, I am going to educate them fully as to what the value is.
Moral of the Story For Buyers:
If you are shopping the For Sale By Owner market without an experienced Realtor you could overpay and not get the best home for you! Worse yet, you are purchasing on emotion and could be making a mistake unknowingly. An experienced Realtor can provide you with the information you need to make an informed decision.
Moral of the Story For Sale By Owners:
If your home is listed FSBO it is important to know that you need an experienced Realtor to guide you through the process of selling your home. If one experienced Realtor came up with that valuation, others might come up with that analysis too! You can’t hide the truth, it always comes out… So what is it? Do you really want to sell? Or are you having fun chasing the market down? Can you really afford to keep doing what you have been doing?
What did we just do? It is a question that many 1st time home buyers and even people that are moving from one home to another ask themselves. They suddenly find themselves very worried about the future that it is going to take 30 years to pay off their mortgage and really own the home that they just purchased. Suddenly the thoughts of the roof, basement and household systems come to mind and what did the home inspector not find.
First off take a very deep breath! If you have been working with our team of Real Estate Experts, we have already had the discussions about the expenses and what to expect during the home buying process. Take a moment and watch this episode of “I Love Lucy” show. Ricky and Lucy just bought there country home and they are worried that it will take them 20 years to pay off their mortgage…
See you are not the first, nor will you be the last person to freak out just before you move into your new home? Here are the second and third part of “Lucy Hates to Leave” if you want to see the rest of the show. Even then there were issues with title search… Making the transition to home ownership does not have to be stressful, especially when you are prepared to do so. Here are a selection of articles that you may find useful in the home buying process.
Investors this is a large 9 unit fully occupied investment opportunity. This apartment building features 5 (2) bedroom apts. All occupied paying an average of $410. 00 a month. 4 (1) bedroom apts. Renting at an average of $381. 00 monthly. Property management in place to manage your units.
Other Available Apartment Buildings in Lackawanna:
Brick ranch gleams owners pride. Gorgeous 3 bd w/closets & walk-in’s. All of the “i wants” for a 1st time homebuyer & buyers interested in ranch style living. 1. 5 bath. Concrete open porch. Water filter ’10. 2 car heated gar. Full fenced yard w/elec fence(front & rear). Gar roof ’05, inside gar door to rear brick patio. Glass block. Dry-locked bsmt lifetime warranty. Bsmt new flr ’07. Security system. Hwt ’06, furnace ’93. Older roof in good condition. Seller to consider fund in escrow for roof inspection results. West to genesse st to pine ridge rd east to parkview.
There is a lot written on the Internet about Realtors. Some of it good, some not so good. It is human nature that you would want to know the dirt on Realtors. The Internet is a great place to find it.
Yes there are a few bad apples out there, but every industry has them. Don’t let some of the bad Realtors sour your opinion on the whole profession.
Realtors are not trusted by consumers because of misinformation. The misconceptions people have about our profession are many. In an effort to help you; I thought it was about time to discuss some of these Realtor Myths:
All Realtors are the same
Well yes, we all have the same access to the same information. We all start with the same training. Anything one Realtor can do so can another. But let’s talk about what Realtors really do in today’s competitive market.
Do they have their own Internet presence or are they dependent upon their company?
Do they network within the Realtor community?
Are they involved with the community?
Is the company they work with well respected?
Do they advance their education?
All Realtors know your community
Realtors know a lot about Western New York, and they can help you learn more about each community. Some Realtors specialize in Residential Real Estate while others specialize in Commercial Real Estate. While Real Estate Professionals prefer to work with Condos, while others focus on homes or investment property.
It is not always what the Realtor knows about a community, it is how well they can research an area for you.
Realtors should tell you about schools, crime stats and ethnic makeup
Federal Fair Housing laws prevent a real estate agent from discriminating against a number of protected classes, which automatically prohibits an agent from disclosing anything remotely relating to the protected classes. Therefore, it may come as a shock to many people that agents cannot disclose crime rates, school stats or ethnic mixes of neighborhoods. If that kind of information is important to you, an agent can tell you where to find it but cannot provide it to you.
Read Also: Fair Housing Rules Affect WNY Buyers
Agents get Kickbacks for other services
Realtors have been prevented from receiving any kind of kickback or favor from real estate vendors. It’s against the law. It’s against RESPA: the Real Estate Settlement Procedures Act. Some agents are slower than others to realize how the law affects them, but most have heard of RESPA and would not jeopardize their license, regardless of the temptation.
Realtors will say anything to get the sale
Western New Yorkers are a close knit community bad news travels very fast. Realtors depend on repeat business, our reputation in the community is very important to us. If we to lie and break that client’s trust it would destroy that reputation.
Beside which, making misrepresentations or a false statement is against the law. Agents who break fiduciary relationships or fail to disclose material facts are subject to prosecution and a loss of their license to sell real estate in New York.
Not all Realtors are rich, many of us make a good living. We are independent contractors, we pay our own taxes, professional fees, E & O Insurance, marketing and overhead. There are a few that are driving around in Lexus cars and have designer wardrobes. But there are many more that drive a Ford or Honda, live in modest homes and love to shop at local consignment shops to have a designer wardrobe.
Realtors by nature are great bargain hunters. The bargain hunters are the ones you want working for you. They not only recognize a good deal in a consignment shop, but it carries over to their understanding of value in the Real Estate market too!
Realtors just want your money
Realtors don’t want your first born child or all of your money. We provide a service, and all we expect is to be paid for that service. We tell you up front what we expect for our service. Some times people feel that what we earn is a lot of money. If you feel that way, you do not have to use our services. Go ahead and do it yourself.
What we do expect is to be paid for our services, which by the way, is only once we perform. So if you home doesn’t sell, we do not get paid. When working with buyers, it is customary that the seller pays the commission. A commission that you agree to at the time you list your home for sale.
Realtors just want me to up my offer so they can make more money
I may suggest that you increase your offer because it could make or break the deal for you. There are times that you may be faced with multiple offers on the home you want to purchase. This is simple math, there is little difference in MY commission on a $80,000 and $90,000 sale price. The $10,000 does not go to me.
Discount Brokerages like to claim to save sellers money by charging less. Top producers in this business do not discount services. Why? Because they don’t have to. When you see the value in our Marketing and experience you will understand that sometimes you get what you pay for.
Thinking of selling your Buffalo home? Interested in finding out the current market value of your single family home, condo or investment property? Then call Colleen Kulikowski at (716) 743-5297 to discuss what is happening in today’s Western New York Real Estate Market.
Located in the Northeastern part of the United States, New York is known for its big history as a financial, cultural, entertainment and manufacturing center. Attracting millions of tourists every year, New York is also the third most populated state in the country.
The path to owning a home is a wonderful experience and is regarded as the investment of a lifetime. Gaining assistance from real estate agents and home inspectors can help in dealing with making that all important decision. Many homes will also require repairs or remodeling. Asbestos is a natural fibrous mineral used in millions of homes throughout the twentieth century as a form of insulation, piping, roofing and flooring.
Potential Buffalo New York home buyers or those remodeling homes built before 1980 should be aware that the potential for asbestos materials to be present exists. This does not mean you should be overly concerned because asbestos exposure is easily prevented by taking simple precautions.
If any suspected asbestos is in good shape, it’s posing no apparent risk. If it’s in bad shape, it could be a problem. If a home inspector suggests removal is necessary, it must be performed by a licensed abatement contractor who is trained in handling hazardous materials. They can perform the removal in public facilities, homes and work places. At the present time, there is a growing list of green insulation alternatives which replace the need for asbestos.
The inhalation of its fibers can cause a rare lung-ailment known as mesothelioma, which accounts for three percent of cancer diagnoses in the United States. The risks involved with asbestos were hidden from public or worker knowledge for financial gains by manufacturers. The negligence involved with most asbestos-related incidents has lead to mesothelioma lawyer firms providing assistance in advocating and protecting victims’ rights for their wrongful illness. Read the rest of this entry »
Beautiful cape cod home with covered front porch! Family room with vaulted ceiling, skylights, electric fireplace! Updated oak kitchen with brand new countertops! Living room/ dining room combo with newer carpeting, gorgeous! Stamped concrete patio in backyard. High efficiency furnace and central air. Replacement windows. . . Excellent location. . . . A must see! Sheridan to vicksburg to old colony.
Growing communities include Wheatfield, Clarence and Orchard Park.
There are so many articles that I write. Someone recently asked me what were my favorites. Well to decide what are my absolute favorites is tough, each one had a different reason for being written and at the time was my favorite.
Just a note, sometimes I write an article about a specific community (, , or for example) but the information is universal to all , and of Real Estate. So don’t let my titles stop you from reading the information contained in the article. Also note that if you are a many of my Seller articles will be of interest to you, just like some of the articles will be of interest to Buyers, Sellers and Investors.
Here is a brief summary of some of the articles that I consider my favorites here:
Interested in buying a home in Western New York? Call Colleen Kulikowski at (716) 650-0051 to start today! Perhaps you need to sell your WNY home and need assistance is getting your home SOLD… Fill out the form below and we will be happy to assist you!
Black Rock is one of Buffalo’s most historic neighborhood names dating back to the city’s very beginnings and the name comes from the stone that was here prior to the construction of the Erie Canal.
Black Rock borders the Niagara River on the west and Buffalo State College on the east. The frequent railroad bridges from the many railroads that crisscross Black Rock form gateways to these distinct sections of Black Rock.
Current Market Conditions
August 22, 2010
There are 15 active listings with an average list price of $40,300 ranging from $15,000 to $109,900
There are 3 pending/under contract sales and in the past 30 days with an average sold price of $28,500 spending an average of 88 days on the market
YTD there has been 10 closed sales with an average sold price of $39,690 spending an average of 64 days on the market
It seems that every Erie County buyer wants to have a newer home built after 2000 with three bedrooms and 2 baths and a 2 car garage. It is the ideal of a majority of buyers that we speak with these days.
Current Market Conditions
Searching for another couple who was looking at homes in Amherst area and not finding what they wanted we expanded the search to all of Erie county to see what if anything would fit in their budget. They were open to looking at a couple of other areas. Are you? If you are, sometimes changing the location might get you the home of your dreams… This market report covers homes that meet the following minimum conditions:
3+ bedrooms
2+ bathrooms
2+garages
Built 2000 or greater in Erie County
August 22, 2010
There are 308 active listings with an average list price of $416,047 ranging from $69,900 to $2,290,000
There are 70 pending/under contract sales and in the past 30 days there has been 27 closed sales with an average sold price of $367,234 spending an average of 121 days on the market
YTD there has been 189 closed sales with an average sold price of $312,444 spending an average of 72 days on the market
Highest closed – $999,000 – 1,101 days on the market
Lowest closed – $130,000 – zero days on the market
3 Bedroom/2 Bath Homes Built after 2000 with 2 car-garage For Sale in Erie County
Recently I wrote about Buffalo Pool homes, so today I thought I would explore the popular area of Amherst/Williamsville for pool homes. Buyers either love or hate pools in Western New York. With a very short season for pools it sometimes does not seem worthwhile to have one, so many homes don’t. Then there are the safety concerns and maintenance issues. If you want a pool with your home, you will find a large selection in the Amherst/Williamsville communities.
Current Market Conditions
August 22, 2010
There are 62 homes for sale with an average list price of $309,590 ranging from $80,000 to $1,105,000
There are 23 pending/under contract sales and in the past 30 days there has been 9 closed sales with an average sold price of $242,000 spending an average of 54 days on the market
YTD there has been 88 closed sales with an average sold price of $223,719 spending an average of 59 days on the market
Highest closed – $1,165,000 – 230 days on the market
Lowest closed – $73,5000 – zero days on the market
West Seneca is a community just south of the City of Buffalo. Winter update for West Seneca residents — The parking of vehicles is prohibited on all Town highways and County roads within the Town of West Seneca between the hours of 1:00 AM and 7:00 AM
Current market conditions for the Erie County community of West Seneca NY:
August 22, 2010
There are 175 active listings with an average list price of $149,783 ranging from $44,900 to $510,000
There are 71 pending/under contract sales with a total of 13 closed sales in the past 30 days with an average sold price of $130,215 spending an average of 47 days on the market
YTD there has been 219 closed sales with an average sold price of $130,458 spending an average of 47 days on the market
Highest closed – $270,000 – 261 days on the market
Allentown is a popular community in the City of Buffalo to live and is host to one of the most popular summer festivals in Western New York – The Allentown Art Festival. The Streets & Properties are full of history in Allentown. Allentown Historic Preservation District located in Buffalo, New York boasts one of the best examples of urbanism in Western New York.
Licensed Real Estate Salesperson
Managing Partner
The Best Buffalo Homes Team
(716) 650-0051
The property information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Are you starting your search for a new home? A great way is to visit several open houses in the neighborhoods that you are considering to get the feel for the community. Once you are ready to get serious, working with an experienced Realtor will be of benefit for you in saving you time and aggravation.
Buyers Remorse – Do you have it?
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Allentown 
The property information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.