Search online, but call a local agent first!

Shop local, get better service

To keep more of your commission dollars in the local economy and to get service from an agent who is truly in touch with your local market, you should call a local real estate agent and a local mortgage agent before you connect with any agent or agency that you encounter online.

Non-local offers everywhere

Whether buying or selling, of course you’re going to search for properties and mortgage rates online. And you’re not going to wait to speak to a local agent before you do so. Online brokerages and mortgage companies know this; and they spend large sums of money trying to reach out to you before you contact someone local. As you search, you’ll be bombarded with advertising from real estate and mortgage agents and agencies. But consider, are those agents and agencies truly local? Online real estate and mortgage brands will advertise to you even if they do not have agents anywhere near your town.

Problems with non-local offers

So, what’s the harm in calling these advertisers to see what they have to offer? Here’s the answer. Once someone has your name, they will offer to put you in touch with their own agents or with agents to whom they are selling leads. Either way, once those agents become your agent, a part of your commission dollars is earmarked for the referring company — which in our region, means far, far away. It’s just one more way that corporations are draining money from local economies — it’s literally part of their business plans and it’s a pervasive aspect of the real estate trade. And you still don’t know if the referring company put you in touch with the best agent for your needs.

Action — call a local real estate and mortgage agent directly

Online searching of homes and mortgages is here to stay, and for the most part, it’s a great benefit to buyers and sellers — and their agents — to have all those listings and rates at our fingertips. Especially if you are buying or selling close to where you live, do consider calling your local agent directly before reaching out to the national brand. If you do call them, and if they offer to put you in touch with a local professional, consider saying “No thanks,” and  call a local pro directly.

Full disclosure

I know referrals work because I do accept them. If someone has given permission to a major lender or broker to refer them to a local agent, I might as well take the referral as see that business go to someone else. But I know that anywhere from 20 to 40 percent of my commission will have to be paid to the referring agency. (I also decline such referrals when I know I can’t help someone, for example someone shopping outside my market area.)

 

Inclusive Property Listings™

Inclusive Property Listings™ is one feature of my comprehensive marketing strategy for your property. It’s a tactic designed to encourage buyer prospects to make inquiries about your property and to make your property available to a larger pool of regional buyer-agents.*

Inclusive advertising language

Advertising of Inclusive Property Listings™ states clearly that prospective buyers can contact any agent of their choosing, including the listing agent. That’s the truth of the matter, even when the listing is featured as “Exclusive” — a word that Inclusive Property Listings™ advertising will never use.

Participation in multiple MLSs

Inclusive Property Listings™ are listed in all three contiguous MLSs in our region and in the statewide MLS. Most consumers don’t realize that there is no such thing as “the MLS” that includes all agents. In our region, there are separate MLSs established in Dutchess, Ulster, and Columbia counties; and, thanks mostly to the Internet, prospective buyers in our region may well be handled by a buyer’s agent from a neighboring county. I put Inclusive Property Listings™ on all three MLSs in our region. Multiple MLS participation means in effect that you will have potentially over 2,000 agents able and interested in bringing a buyer to your property!

Targeted online marketing

Listings in MLSs often benefit from online syndication, meaning those listings are distributed to various other real estate websites such as Zillow and Realtor.com. Inclusive Property Listings™ take MLS syndication to the next level by purchasing targeted online advertising, which displays your property on a wide range of Internet websites to people interested in real estate!

* I developed Inclusive Property Listings™ as a distinct alternative to the idea of Exclusive Listings, an idea that I regard as misleading and confusing.

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Thanks for reading. If you are thinking about selling your home, please contact me. I can tell you what I bring to the table as a listing agent, and help you decide when is the right time to list.

When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com.

Because I am a member of THREE MLSs — Mid-Hudson MLS (Dutchess County), Hudson Valley Catskill Region MLS (Ulster County), and Columbia Greene Northern Dutchess MLS — you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. The site provides a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Should I list my house in the fall or winter?

Whether to list in the “off-season” is a common question.

House for-sale sign in winter.

House for-sale sign in winter.

Whether to list (or re-list) a house in fall or winter is an important question faced by would-be home sellers. On the one hand, they’ve heard that sales activity slows in comparison with spring and summer. They question the effort to keep the driveway cleared and the house presentable when “almost no one” will be coming around. On the other hand, they’ve heard from their real estate agent that properties do, in fact, sell during the slow seasons, and may even benefit from having less competition and more motivated buyers. I can’t deny that showing a house in fall or winter may require some special effort, but I am one of those who does think it’s worth it to get or keep a house listed in the fall and winter.

The numbers say …. LIST!

To support this choice, I examined February and July residential sales in Dutchess County from 2016 back to 2002, as far back as reported in the Mid-Hudson MLS. The chart below shows the results.

Unquestionably, the market slows down in the fall and winter. Closings in February have run on average about 56 percent number of closings in July. Moreover, the percentage of inventory sold is usually higher in July (average 11 percent) than in February (average 8 percent), though the gap between both months in a single year is usually not very large.

But it’s clear, as well, that substantial activity takes place during the fall and winter. February 2016 closings represented $37,416,548 worth of business. And while this July’s total was much higher, the average and median prices were pretty close:

Total sales Average Price Median Price
February 16 $37,416,548 $287,820 $256,000
July 16 $60,065,193 $303,360 $255,000

I’ll chart dollar amounts back to 2002 at another time, but to me it seems certain that there’s enough activity in the fall and winter months to stay open for business!

feb-julsales

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Thanks for reading. If you are thinking about selling your home, please contact me. I can tell you what I bring to the table as a listing agent, and help you decide when is the right time to list.

When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com.

Because I am a member of THREE MLSs — Mid-Hudson MLS (Dutchess County), Hudson Valley Catskill Region MLS (Ulster County), and Columbia Greene Northern Dutchess MLS — you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. The site provides a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Appointment-Required Real Estate Listings

I have written before that the use of the word “exclusive” in real estate advertising is usually misleading. While driving past yard signs that included sign riders with the phrase “By Appointment” or “Appointment Only,” it struck me that this phrase is also misleading — and for the same reasons. Upon further consideration, I can see the issue is not so very simple, though the potential to mislead is real..

Why add the appointment phrase to a for-sale sign?

New York State tresspass law states “A person is guilty of trespass when he knowingly enters or remains unlawfully in or upon premises.” There are varying levels of violation and penalty, but the bottom line is that unauthorized entry into or onto a property is unlawful entry. Given New York State law then and perhaps to allay seller/owner concerns, a real estate agent may wish to make it clear that although the property is for sale, it is private property, and even potential buyers do not have the right to walk on or in the property without permission. That seems to me to be a legitimate use of a sign or sign rider that indicates that prospective buyers must have an appointment.

Two reasons the appointment phrase on a for-sale sign can be misleading

First, it is misleading to the extent that using the phrase might be seen as an indication that this property listing was somehow different from most others. It’s not, virtually all showings for any for-sale property must be by appointment.

Second, and more importantly, it is misleading because, like all for-sale signs, only the listing broker/agent is identified. I believe that adding the appointment phrase without additional instructions reinforces the idea that prospective buyers must contact the listing agent/broker. That’s a common misperception that’s simply not true, as I have pointed out before.

Best practice

I believe the best practice is to provide as much clarity and detail as possible on the for-sale sign and other advertising. My listing signs have always had words to the effect “for appointment, call any agent” or “call Marty or any agent,” etc. The practice may occasionally cost me a prospective buyer, but it serves us all — buyers, sellers, the public, the profession, and myself — best by virtue of being clear.

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com. Because I am a member of THREE MLSs — Mid-Hudson MLS (Dutchess County), Hudson Valley Catskill Region MLS (Ulster County), and Columbia Greene Northern Dutchess MLS — you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Red Hook, NY, Real Estate Sales, 2000-2015

 

The following are sales charts and analysis for the real estate market of the town of Red Hook and for the villages of Red Hook and Tivoli. They cover total number of transactions and dollar amount of those transactions, as well as median and average prices. Figures pertain to single-family detached houses as reported in the Mid-Hudson MLS

Town of Red Hook

Though actual sales activity seems to be returning, analysis of a decade’s worth of sales of single-family detached houses in the Town of Red Hook indicates that the depression of 2007/2008 has left its mark in the form of reduced valuation. The big slide in prices lasted through 2009. Although prices did not return to these low levels, they did drop again slightly from 2014 to 2015. Taking the long view — the dramatic rise and fall of real estate prices between 2000 and 2008 notwithstanding, if you purchased your property in 2000 it is probably worth about 30 percent more now.

I believe buyers are starting to be satisfied that the worst is over as far as declining values are concerned and are hunting for properties that are priced well below what they might have fetched in 2005/2006. This mindset accounts in part for increased activity in 2014 and 2015. Another reason for increased volume is probably pent-up demand. First-time and vacation buyers alike felt priced out of the market when it was high and became afraid of the market when it was sliding downward. As we enter period of relative stability, their confidence is returning, as is their dream of home ownership in our beautiful town and villages.

Another reason for increased volume is probably pent-up demand. First-time and vacation buyers alike felt priced out of the market when it was high and became afraid of the market when it was sliding downward. As we enter period of relative stability, their confidence is returning, as is their dream of home ownership in our beautiful town and villages.

Town of Red Hook, NY Single-Family Sales, year 2000, and then annually 2005-2015.

Town of Red Hook, NY Single-Family Sales, year 2000, and then annually 2005-2015.

Red Hook Village

The real estate market in Red Hook Village paralleled that of the Town, including the increased volume and the price dip of 2015. Average real estate prices run much lower in both villages than in the town generally — not suprising given the relative vintage of most properties inside the villages and the relatively smaller lots. But the villages have their own charms and may well provide an affordable entree into the region.

Village of Red Hook, NY Single-Family Housing Sales, year 2000, then annually from 2005 through 2015

Village of Red Hook, NY Single-Family Housing Sales, year 2000, then annually from 2005 through 2015

Village of Tivoli, NY

In 2011, a Hudson Bluffs property in Tivoli Village sold for over $4-million. Of course, that sort of sale will skew the average for most municipalities in this part of the Hudson Valley. To capture the normal experience of a location, one could argue that such statistical outliers should be deleted, and yet, the fact is that we do have some marvelous luxury properties in our town and their changing ownership is part of our real estate landscape.

Single-Family Home Sales, Tivoli, NY, year 2000, then annually 2005 through 2015

Single-Family Home Sales, Tivoli, NY, year 2000, then annually 2005 through 2015

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Affordable Homes to Buy in the Hudson Valley and Catskills

NYC Urbanites Are Looking at Properties in the Hudson Valley and Catskills

In “Buying a Second Home First,”New York Times Real Estate writer Michelle Higgins noted recently that many New York City renters who can not afford to purchase in the City are finding homes that they can afford in the Hudson Valley, the Catskills, and other nearby regions. If you are reading this post, you are probably already familiar with the region and know its extraordinary features and potential for a high quality of year-round or vacation life. Click on this sentence if you’d like a little inspiration.

Early Fall Scene, Pasture near Burger Hill, Rhinebeck

For Many, the Move Makes Financial Sense

Higgins correctly points out that there is a wide range of properties available — literally something to suit just about any budget or taste within easy commuting distance of New York City. And, as real estate prices in the region remain depressed from their post 2006/7 highs while rental and purchase prices in virtually all parts of the City are zooming upwards, a purchase in the Hudson Valley or Catskills regions just might make good economic sense. Now that the excess value has been purged from all these lovely properties, is a good time to pick up something that will appreciate in value while providing a refuge just a short way from the hustle of the City.

You Can Get There From Here

I love living in the Hudson Valley where the Catskills in my western view create spectacular sunsets almost every evening. My Red Hook home town is a pastoral paradise — home to busy farms and restaurants, and world-class performing arts facilities at Bard College’s Fisher Center. But I go all over the region, crossing the Hudson River weekly, to do business and meet friends from Woodstock, Saugerties, Stone Ridge, Rosendale, and High Falls to Rhinebeck, Staatsburg, Hyde Park, and Germantown, and to the cities of Kingston, Poughkeepsie, and Hudson. Red Hook is centrally located to all of it. It’s an excellent location in which to search for a vacation home or from whence you can explore properties in the entire region.

Buyers and Sellers — Act Now!

Aside from the fact that historically low interest rates must rise sooner or later, the fall is a wonderful time to experience the Hudson Valley and Catskills. Buyers, a well-organized property-shopping trip could include several showings with your buyer’s agent while leaving time to experience some of the region’s favorite activities. Sellers, a nicely maintained property will look all the better surrounded by the glorious colors of fall. Call me to get started or log on to www.Ask-Marty.com to get started.

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

For Hudson Valley real estate, try my website on your mobile device

Whether you are actively seeking to purchase a house or just happen to stumble upon a For Sale sign or a neighborhood in the Hudson Valley that inspires your interest, you should know that my Search app will provide details about all the listed properties in any neighborhood in Dutchess, Ulster, Columbia, and Greene Counties.

Try Ask-Marty.com on your mobile device

So long as you are looking in Dutchess, Ulster, Columbia, and Greene Counties, you can use my website’s Search Feature on your mobile device. 1) Go to Ask-Marty.com on your phone or pad. 2) Bookmark the page. 3) Place the bookmark alongside the App icons on your device. Then, when you drive by a place that interests, simply hit the bookmark icon. After the page loads, hit the Find Me button and the map will center right where you are. So long as the property you are looking at is listed in any regional MLS, it should appear right at the center of your map.

Ready for more detail?

Once you have the price and other listing details, if you want more information or to visit any property you find, then you can call on me or on an agent with whom you are already working. Using my webpage does not obligate you to use me as your agent; you are supporting me, which I appreciate, simply by using my system. (Click here to see why I encourage you to call someone other than the listing agent — even if the listing agent is me!)

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Maarten Reilingh (Marty)
Licensed Real Estate Broker
Serving Dutchess, Ulster & Columbia Counties
48 E. Market St; Red Hook, NY 12571
www.ask-marty.com
marty@ask-marty.com
845-532-1204 (voice)
720-625-6543 (fax)

When you’ve found a house to buy — who ya gonna call?

Historic Red Hook home, barn, and garage currently listed at $475,000

Historic Red Hook home, barn, and garage currently listed at $475,000

Whether you find it online, in the papers, or driving by; there comes a time that you will want more detail about a property that is for sale than you can find in the listing or just by looking at it from the street. After some consideration, you may even want to make an offer on the property. You may call the listing agent, of course. But you don’t have to. In fact, between New York State law and the Multiple Listing System (MLS) rules and regulations, the system is set up to insure you have access to a real estate agent who puts your interests over those of the seller. That’s the person you should be calling — your own buyer’s agent.

Real estate marketplace

Unless the property is being sold by its owner without the assistance of the a real estate broker, the property will be listed in one or more Multiple Listing Systems (MLSs). The MLSs are like stock exchanges, but for real estate. As in any other exchange, various rules and regulations have been created to insure that that buyers, sellers, agents, and properties are treated fairly, openly, and efficiently. In other words, the MLS is a way of bringing order to the marketplace.

Marketplace rules

There are two rules of importance that relate to the central question of this post, which is who are you, the potential buyer, gonna call for more information and perhaps to make an offer?

Offer of cooperation

The first is that each listing must include an offer of cooperation to other participating brokers. The offer of cooperation states a percentage of the listing commission that will be paid to a buyer’s broker or sub-agent. As a potential buyer then, you should understand that the cost of a broker/agent who will put your interests ahead of his or her own and those of the seller is already built in to the commission that the seller is paying. Using your own agent to get information about a listing should not increase your purchase price.

Listing types

The second rule is that — at least in our area — the MLSs accept only two types of listings as defined by New York State law. One of these types is called “exclusive right to sell”; the other is called “exclusive agency.” Thus, the term “exclusive” refers to specific types of arrangements between agent and seller and has nothing to do with which agents can show you a listing. In fact, all participating agents and brokers can show you the property and contact the listing agent on your behalf.

(Why do some brokerages insist on splashing the word “EXCLUSIVE” all over their yard signs and newspaper ads? — you might well ask. I think the practice is misleading and should be banned. See this posting for more.)

What if I don’t have my own buyer’s agent?

Of course, inspiration is likely to flash when least expected. If you have a smart phone or other internet-connected device, you’re in luck. Just about anywhere in the country you can at least get the price of any listed property right at the end of its driveway. (In Dutchess, Columbia, and Ulster Counties, just go online to Ask-Marty.com and use the Find Me button to re-center the map on your location. I leave a bookmark on my screen; it works just like an app!)

But for anything beyond the price and the listing itself, it will surely pay if you take the time to do a little bit of research and establish a relationship with a real estate agent or broker who will serve as your buyer’s agent by guiding you through the  process and placing your interests and needs above his or her own and those of the seller.

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websiteAsk-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Maarten Reilingh (Marty)
Licensed Real Estate Broker
Serving Dutchess, Ulster & Columbia Counties
48 E. Market St; Red Hook, NY 12571
www.ask-marty.com
marty@ask-marty.com
845-532-1204 (voice)
720-625-6543 (fax)

Red Hook, NY — Housing Market Summer 2015 Outlook

Single Family Detached Residences around Red Hook, NY* Summer 2014 vs. Summer 2015

Compared to last summer, the Red Hook, NY, housing market shows some improvement. Market life is more active this year, but the activity is still quite moderate. Total inventory is a bit smaller, but there is still a 10-month supply of listed properties. In other words, the market is a bit better, but it’s still quite slow.

Red Hook, NY Housing Market in the Summer of 2014

Readers here may recall successive postings from last summer. Each week, I reported 140 listings (give or take a few) and the occasional closing, anywhere from zero to three per week (usually one or two). Following the market was so mind-numbingly dull, that I stopped reporting before the summer ended.

Red Hook, NY Housing Market in the Summer of 2015

The market today shows 128 Active listings. Compared to last year’s summer average of =/- 140 weekly listings, that’s approximately 10 percent fewer listings. The past month saw 13 closings, solidly in the upper range of last summer’s weekly number. The number of Active listings divided by the number of the last month’s closings is 10 (rounded up), which indicates a 10-month supply of houses is currently on the market.

Historic Red Hook home, barn, and garage currently listed at $475,000

Historic Red Hook home, barn, and garage currently listed at $475,000

Why Market Trends Are Important

In fact, I am not now, nor was I ever, a proponent of deciding to buy or sell properties based on what the market is doing. Most of the people I know buy and sell properties because of life events and goals. Still, the market is the current, if you will, that must be navigated when buying or selling. So, while I don’t advise following the market from week to week, when the time comes to buy or sell, it’s also time to know which way the current is flowing, and how strong. Constructive action on the individual level can help you amplify or counteract market trends.

How to Use the Slow Market to Your Advantage

Buyers, the signs are in your favor, as they were last summer — now is a great time for any sort of buyer: first timers, downsizers, investors, upgraders, weekenders can all find properties they like at prices they can afford. I’ve heard brokers complain that there’s “no inventory out there.” That’s not true, obviously, but if you find the house you like at a price you think is fair, you may want to jump on it sooner rather than later. Sellers, there is no denying that properties are moving slowly, even with a slightly smaller inventory, but if you are willing and able to do it, proper, realistic pricing can put your property at the head of the list! You can also improve your chances by truly acting like a seller who expects to sell: 1) make a small investment in cleaning and repairing; 2) start packing! and reduce household clutter.

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Thanks for reading. When you are ready to start browsing homes or land in Dutchess, Columbia, and Ulster Counties, I encourage you to do so at my websitewww.Ask-Marty.com. Because I am a member of THREE MLSs (Mid-Hudson MLS [Dutchess County], Ulster County MLS, and Columbia Greene Northern Dutchess MLS), you can search the entire region on both sides of the Hudson River. You can save properties that interest you and you can set the site to email you notices when new listings match your criteria. This a great way for buyers or sellers to monitor a specific neighborhood or school district or type of property!
Best wishes,

Marty

Maarten Reilingh (Marty)
Licensed Real Estate Broker
Serving Dutchess, Ulster & Columbia Counties
48 E. Market St; Red Hook, NY 12571
www.ask-marty.com
marty@ask-marty.com
845-532-1204 (voice)
720-625-6543 (fax)

*Data based on Mid-Hudson MLS listings within the Red Hook School District, which extends into the adjacent towns or postal zones of Rhinebeck, Tivoli, Barrytown, Annandale-on-Hudson, Milan, and Clermont, in Dutchess and Columbia Counties.

Consider “buying local” when choosing a real estate agent

“Buying local” is a valid strategy to improve any local economy. Unfortunately, although virtually every local real estate agent and broker lives close at hand and spends some of his or her earnings locally, a significant portion of all commission dollars are promptly sent out of town. Franchise fees based wholly or in part on sales volume are paid to the corporate parents of locally-owned franchises; company stores take everything before sending salaries and commissions back to local staff and agents.

Which local companies have out-of-town corporate masters?

Virtually all of them! In the Mid-Hudson MLS, well over 90 percent of all sales dollars are generated by offices with out-of-town corporate headquarters. The Berkshire Hathaway Home Services connection to “the sage of Nebraska” is well known, of course, as it is widely touted. But the real giant in American real estate is Realogy Holdings Corporation, which owns Better Homes and Gardens, Century 21, Coldwell Banker, Corcoran Group, Sotheby’s International, and ERA Real Estate franchises. Realogy’s headquarters are in New Jersey; at least those dollars are staying on the East Coast! RE/MAX, Realty Executives, Weichert REALTORS, and Houlihan Lawrence are all substantial standalone brands (with company stores and/or franchises), but only Houlihan Lawrence is headquartered in New York State.

Consider “buying local” when you choose your agent

There are many fine agents affiliated with the big real estate brands. Knowing many of them personally as I do, I for one would not exclude them from consideration when choosing an agent. But if “buying local” is a primary concern for you, you may want to consider an agent not affiliated with a national or regional brand. As I showed in the previous post, having the most listings is no guarantee of sales success. A smaller, local agency or a solo operator like myself may be able to provide more attention to you and to tailor services more to your needs or liking.