Consider the unconventional

One of my favourite real estate stories this year is about two women who have been like sisters for decades. They used to live nearby one another in the lower mainland and both ended up moving to the Okanagan and shared the same cul-de-sac. At one point they came to the very sensible conclusion that it would make great sense to sell one of their 4 bedroom homes and design a space in the other's home so the two could home share.

What a stress relief to have two capable women looking after one house rather than each looking after their own property. They have support and company -- and the privacy each one needs to enjoy their space.

I hear more about extended family situations too -- again, making so much sense to pool resources and efforts. A dear friend will be moving onto family acreage and already two other siblings and their families are there -- each in their own home -- along with a suite for their parents. Other siblings are likely to follow and they can carve out their space in the several hundred acre parcel.

Now, when one family is away, another member can feed their livestock or take in their kids. There are many cooperative benefits from shopping trips to fencing projects being handled by more than one household all on their own.

Obviously, a lifestyle that works and enough space for each one's needs is important -- but there are so many options to consider.

If something unconventional appeals to you, don't worry about what anyone else thinks! Set things up professionally and well to do with investments, title, what happens in the event of death or major life changes and those kinds of things.

Keep an open line of communication once you've committed -- and leading up to commitment maybe at least do a trial run if you're going to home share! For instance, do you travel well together? Are you considerate of each other's pace and space? Know styles of operation -- a do it yourself kind of person could be driven crazy by someone hiring a landscape company!

But, above all....just think about it. In a perfect world what makes the most sense for your home at this point in your life?

Is more always better?

One of my colleagues was telling me that one competitor of ours will go into a listing appointment and, having asked who his competition is, pulls up their statistics and says something along the lines, "well they only have sold a few listings in your area -- we've sold many more." Of course, it is likely not explained that he is talking about a team of people! But it begs the question. If someone sells more homes does it make them a better bet for you?

Maybe not! Some in sales get very caught up in contests and who is number one. (This varies in my area depending on the fine print of criteria for number 1!) Walmart sells more fishing rods than the local guys who's been doing it on the corner. Does that mean they're better at fishing understanding? Of course not, they just have more volume -- and chances are less experienced help.

More is not always better at all. Do you want someone who really understands the business and cares about you and your sale and your house or do you want to be just another home among the crowd your real estate professionals are marketing? Are you okay being handed off to a much less experienced Realtor on a team? When you call your professional do you want to speak with them or someone they've hired? These are important considerations.

A better guideline would be to ask for or look for people who have done business with a Realtor -- would they choose them again?

So never be persuaded by volume -- look for quality over quantity and I promise you will have a much more rewarding and pleasurable experience!

Dog days of summer and selling your home

While it is tricky to generalize, I can tell you based of 15 years of experience that August is often like mid-December for home sales. The prevailing thought being, "let's get to it after the holidays." We all know how fast summer flies and when we reach August, unless really pressed, most buyers would prefer to wait until kids return to school and holidays, camping, visitors and bar-b-ques have been fully enjoyed.

So, don't panic! Your home will sell and the market will gain robustness as we roll into fall.

If you can't beat them, join them -- enjoy the dog days of summer with those you love!

What the heck anyway is happening in the real estate market??

If you ask me what's happening in the market I would have to take a moment. Prices continue to inch up in the North Okanagan but numbers of properties selling are fewer. We still have a durst of listings and buyer frustration is high -- lots of pent up demand without a lot of inventory to chose from.


A new influence in our local market is government's flailing proposed new "Speculation" tax targeting certain areas including Kelowna and West Kelowna locally. This tax will not address speculation at all but will be a huge incentive for people owning recreational and/or second homes from other provinces to get out of BC. Whenever uncertainty enters the marketplace it seems to slow things down.

Also not helpful to rental inventory are proposed new rules favouring tenants -- my understanding is that for some changes 4 months notice to tenants is required. Many landlord/ladies I know are selling their rental units. Interesting that the intent to help tenants is only going to make things harder as it is perceived in BC that all consideration goes only to tenants and not to owners. Not the least of owner's worries is the fact that they cannot insure for willful damage...and it is very hard to evict problem tenants.

On a bright note -- we continue to love living in one of the most beautiful areas of the world! And, regardless of all the factors influencing our real estate market; you have to live somewhere!

If you have any questions about where you fit in the market - give me a shout! I'm always happy to steer you in the honestly best direction for your situation. 250-306-2384 will bring you right to me!

According to Beth: What the heck do you do anyway?

According to Beth: What the heck do you do anyway?: Hello my friends, Often I am surprised when someone says, “oh, I didn’t know you did that.” So, I decided to give you a look at what I ...

What the heck do you do anyway?

Hello my friends,

Often I am surprised when someone says, “oh, I didn’t know you did that.” So, I decided to give you a look at what I do in my role as your Realtor®.  It perhaps is too general to simply say I help you buy and sell homes.

Of course a few you will know – but some might surprise you!

When clients are selling:

1.  When clients are thinking of selling I often do a walkthrough of their home and property and point out what experience tells me would be good tweaks to optimize profit. These need not be big renos at all, but little things that are distracting to the home’s value.

2.  Current Market Evaluations are at no cost or obligation and give you a realistic idea of what your home can sell for. (The science part of my skill.)

3.  I strategize ideal timing to “launch” and make sure outstanding photos are ready and outstanding wording is ready too.

4.  I help clients understand their options on timing (i.e. you can set a possession time which gives you ample time to move.)

5.  Remaining pro-active on matters of pricing is key to your best return of profit. You’ll hear from me often!

6.  You will know in advance when you have showings – and following showings hear from me about how it went and what the prospective buyers thought of your home.

7.  We’ll work up a strategy together on handling short notice showings.

8.  In my role to see you get the most gain with the least pain I will be honest about any impediments to your sale or showings (i.e. stinky cat litter….stinky hockey bags…)

9.  I can help you relocate anywhere in the world by finding you a great Realtor® in another location.

10.              I have great contacts for everything from legal work to move out cleans to handyman jobs. These are professionals I’ve used and trust.

When clients are looking to buy a home:

1.  Meeting with buyers I ask questions beyond just “how many bedrooms?” When I understand what is important to you and your family I can use my experience and knowledge of the North Okanagan to help you target the ideal neighbourhood.

2.  I’ll set up an automatic e-mail for you once we’ve zeroed in on the best criteria. This means the when this property comes onto our “Matrix” system you will know right away!

3.  My ear is to the ground with respect to what might be available that is not currently listed. (i.e. “Pocket listings.”

4.  My experience is solid – whether working with multiple offers, negotiating with tough sellers or dealing with grumpy tenants.

5.  If there are pitfalls to the property I will let you know loud and clear. I will let you know if I see risk or problems even if you love the home.

6.  I will guide buyers step by step and anyone who has worked with me has heard these words: “there are no stupid questions.”

7.  I encourage buyers not to make rash decisions based on convenience. You are far better to be uncomfortable for a brief time than to invest in the wrong home simply because it was available.

8.  My approach is practical, yes, but I also look for that moment when I see love for a home on a buyer’s face! There is a match!

9.  I have a host of professionals I use to make sure you are safe and sound – from inspectors to lawyers to specialists.

10.              While keeping you safe….I will also give you a nudge if you become scared.

Stresses of a seller's market!!

In the midst of a seller's market in the Okanagan you need a great and seasoned tour guide. You really do. Traffic is crazy, directions and stress management are critical!

As a seller you should prepare for:

1. fast and furious activity -- due to little available inventory, there is considerable pent up demand.

2.  you still can't ask for pie in the sky pricing (even if the buyer is blind in love with your home, I assure you, the bank lending mortgage funds is not.)

3. multiple offers -- you need professional guidance on choosing timing to review offers, understanding what  a "bully" offer is, reviewing terms.

4. breathing -- there will be tight demands on time lines.

As a buyer you should prepare for:

1. frustration -- you will likely miss out on your first try or two to purchase due to competition, time frames, listings coming on the market with a buyer already in place.

2. listening -- it is easy to get caught up in the frenzy of a competition. Rely on your good Realtor to stay the voice of reason for value and understanding terms and time lines -- especially under pressure.

3. damn hot help -- you need a great realtor that knows how to prepare, present and perfect a competing offer if the property merits going into competition.

4. breathing -- there will be tight demands on time lines.

It is an exciting time to be in the market, but not a gentle time. There are many options available to sellers who don't want to have this kind of stress. The most important element of a sale isn't always price -- your peace of mind and personal life circumstances are worthy of priority. You can email me to consider these at bethmm@shaw.ca.

As a buyer you need to make sure you are working with a realtor that is not only great -- but available. If your realtor is one in a company based on volume sales, be careful that they have enough time to focus with you on finding a good home!

As a buyer, don't fall prey to discouragement. Your home is out there and you just have to keep in the process with your realtor to get it! Often when someone is horribly disappointed at losing out on a competition -- they are soon elated when an even better home comes along.

Stay strong of heart!! 

Really - you can't afford the most critical element of a great REALTOR®.

You really cannot afford the most critical element of a great REALTOR. It is not for sale, at any price. That most priceless element is trustworthiness. It is a priceless find, in any field, but most especially in the area where you likely will spend WAY more money than anywhere else.

When I speak with an auto service station I, of course, want a talented mechanic. I want to have any repair or improvement done that is legitimately in my jeep's (Ruby's) best interest. What I need, what I really, really need, is a trustworthy mechanic that will give me the honest goods -- whether it serves their best interest or not.

And, you're like me, right? You just want the truth from your professional.

If a furnace technician comes to my home, I want to hear about what is needed to keep my furnace happy and running for years to come. What I do not need is to be up-sold into a system I don't really need. And I certainly don't want someone to try to scare me into a decision not in my best interest.

When I go to my bank teller, I'd like to be honestly told what other services may be of help -- but not hear someone who has been instructed to sell me a product I don't need; or increase my credit limit when I don't use the current amount available even.

And vets. My goodness; how we need one who is sensible, clear, compassionate and understands money does factor in. Who else has felt shamed at their vet's office for not spending more money on testing or unnecessary shots or treatments? We just want the honest truth, don't we? Even if that is a hard truth. 

Next time I buy a horse (there will be a next time, right?) I really want the seller to be up front and honest with me. When I ask for steady Eddie I don't want "most of the time." It is, quite literally, my neck at stake.

I want my professional money manager to be forthright and clear about my options. It would break my heart if he sold me something because he got an extra bonus and not because he believed it would be of great benefit to my portfolio.

Is your lifetime REALTOR just as quick to tell you a home is not a good buy as they are to point out the benefits? Do they honestly run through your options with you even, and especially, if it means they will not profit from your decision? If so, keep close to that professional!

Words like transparency, ethics, integrity and honesty all fit under the banner of trustworthy. And, if your REALTOR is the real deal they would simply be unable to sleep or live with themselves if they put their paycheck ahead of your best interest. If you have the slightest doubt about any professional you're working with, run -- run out the door.

When you find a professional in any field -- but most especially in real estate -- that is trustworthy to the core AND great at what they do....well, that is gold, pure and simple. You will profit. They will profit. You will sleep. They will sleep.