BUYER SERVICES
We offer dedicated buyers agency and work for you with our fees being paid for by the seller. We can set you up with an e-notification of any new properties on the market, monthly updates and property transactions, and market conditions and past sales comparables. We work in the resorts and area daily and know the many floor plans, communities, and features of the resorts to help you narrow your search to find that perfect resort home. If you are serious about buying property in this area you need to be on our short list.
BECOMING A BUYER CLIENT WITH ABE AND WAGS
We offer Designated Agency for buyers of real estate in the Laurel Highlands. Said another way we will always be representing JUST YOU on any property you want to buy. If you have an interest in one of our listings we refer you to a knowledgeable agent
In our office that knows about that property. We provide you with detailed market reports, past sales, actual pricing, community and property expertise, and much more. We require a Buyer Agency Agreement for us to work with you. Just contact us for an interview so we can better know your need and wants.
USING REALTOR.COM
The Laurel Highlands encompasses three different counties and three different Multiple Listing Systems (MLS). The best way to see what is on the market in these different MLS systems is to use Realtor.com, which picks up all active listings in all three MLS systems. Zillow, Trulia, Yahoo, and other sites DO NOT get this information. Search by zip and price for the properties you are interested in. Narrow your search by bedrooms and baths if necessary. The most common search areas by zip are Champion/ 7 Springs/ 15622, Hidden Valley/ 15502, Somerset/ 15501, Donegal/ 15628, Ligonier/ 15658, Rector/ 15677, Acme/ Bear Rocks 15610, and Mt. Pleasant/ 15666.
USING THE MARKET SNAPSHOT PROGRAM
The Market Snapshot Program is a FREE subscription to a program which is a combination of Census Data, School information, mapping, and a MLS feed of properties for sale and updates of price changes and status changes. When we first saw this program we were blown away with how much information it provides our clients and paid for the subscription. Click the link to subscribe to our MARKET SNAPSHOT.
SUBSCRIBING TO A MLS FLASH
Get on our MLS e-flash which will e-mail you every time a new property you are interested in comes on the market. This is a real time feed of the West Penn Multi List which accounts for about 95% of all properties listed in the Laurel Highlands area around and including Hidden Valley and 7 Springs Resorts. This gives you the same property information that we as Realtors get. E mail Abe with the area, type property, bedrooms, and price range and she will set you up on the system. Send your request to Abe@AbeandWags.com.
GETTING OUR PROPERTY UPDATE NEWSLETTER
Every month we publish a newsletter reporting property sales and trends at Hidden Valley and 7 Springs resort. This is the only newsletter that gives you a view of the monthly, quarterly, and yearly sales by price point and resort. To get this newsletter join our Email list or subscribe to this web site by RSS feed.
Align yourself with a working buyers or listing agent that knows the area. If I were buying in this area my buyers agent would have the ABR (Accredited Buyers Representive), have been in the market place for at least 2 years, and transact at least 10 resort properties per year. If you are a buyer I do not suggest dealing with a seller’s agent, who will not be representing you but will represent the seller, or a dual agent, who is a listing agent who is trying to sell their own listing. An agent in dual agency cannot represent you fully but can only transact the deal. A good buyer’s agent will know the past solds for properties that you are interested in and also know the FSBO’s in the area and will know the pitfalls and problems with certain properties and advise you of such. If I were listing my property my agent would have a CRS (Certified Real-estate Specialists) designation, have been in the market place for at least 2 years, have an enhanced Realtor.com package, do visual tours as most resort buyers are shopping the internet first, and sold at least 10 resort properties per year. I would not suggest agents who are locked into just selling one resort, as their buyer pool is limited to that resort. Get someone who sells the area with a greater buyer pool.
Know exactly what you want and need. Don’t say you are interested in property in the Laurel Highlands, as the range goes from $60K cabins that need help to $1M multi home estates. Know how many bedrooms, baths, location, availability, and work you will tolerate for your second home. Pay a premium for a resort condo and everything is taken care of for you. Get a better deal off the hill and cut grass on the weekend. It is all up to you, but you should know before you shop.
Research, research, and research until you know this market as good as the pros who work it. Pick an established Realtor who is successful in the market and stick with them. When the right time for you to buy or sell comes, act decisively and go for it fully.
How do I buy smart in this market?
1. Know the market and do your research. When you have a market place with tight inventory you must be ready to act decisively and with confidence if you are even going to have a chance. Your best way to research the market in this area is to watch Realtor.com for what is new on the market, use their market reports for updated feel, and use our market reports for comparables and activity.
2. Get a buyer’s agent, now. HIRE US TODAY.A good buyer’s agent will know the market, know floor plans, know past solds and comparables, and have the technology to set you up on flashes and market reports. Some people think it is better to have several agents looking for property for them. This strategy acts in reverse. In a seller’s market a good buyers agent will know all the inventory available, and when they find out you are working with several agents they will give you less of a priority because of your lack of commitment to them and in reality you have no one really working hard and exclusively for you. Pick one agent and stick with them.
3. Know what you want. What area, in the woods or on the resort? How many bedrooms, baths, game room, first floor access, location on the resort, ski-in or at the golf course. Will you or your guest require handicap access? Will you need ground level entry and first floor bedroom and bath? Do your kids entertain their friends? Will having a game room, bed and bath downstairs, living areas and kitchen on the ground floor, and your bedroom on the top floor work best for you? Knowing this up front makes it so much easier to recognize the “right” place for you and to know this will meet your needs.
4. Get your money ready upfront. With the rates and competition in the mortgage industry, you want to research your financing and get it in line early. You can’t be an aggressive buyer unless you got the bucks ready. Stick with a major player who works the resort market. Ask your agent who has been good on financing and closing in their area. This is the CRUX to buying property in this area. We have numbers and contacts for all of these financing sources. Stay away from internet financing at this time. For most part many of these sites do not provide the actual financing but just refer you to another party who will for a commission. Also, these out of market companies do not have a ready pool of appraisers, inspectors, and other people to complete the financing and seem to be behind the curve in putting the package together, especially if you are going for a hot property and want to close fast.
4. Want to have a successful offer on a prime property? Be ready to present cash, no contingencies or inspections, close in 4 weeks offer with a 5% deposit and you will get any sellers attention. On a hot property you need to offer a clean deal to be considered best, even at a lower price. As a sellers agent, having your financing approved and presenting without a mortgage contingency will always improve your offer. If you are pre approved or have a ready equity line then consider making a”cash” offer. Minimizing your inspections is the second way to improve your offer. Is radon a big problem in the area? A good buyer’s agent will know. Do you really care? If you are going to be in the house 6 days a month and half of that day will be on the slopes or trails is it that big of an issue? Do you need a home inspection? If you are buying a condo where the association has to repair the structure, do you need to have an inspection when you can spend an hour and check the icemaker, test the plugs, and turn on the stove? Now if you are buying off resort, in the woods, older or add on construction, well and septic, we definitely recommend all inspections, along with a survey.
If you are not going to offer the seller the top price, offer them the best terms. Don’t let a buyer’s agent check off every inspection because “they are for your protection” and get you blown out of the competition. Know your inspections and options, and decide before the offer which ones you really need, based on the property to feel right and be protected.
6. Think resale when you buy. Someday you will be selling your second home so think ahead to make it the right time and at a gain. You should have a feel for how long you will be in this property and what the market will be when you are done. Most of our sellers are on the market because life has changed and they no longer use the property. The kids are in college, parents are gone, they are more summer oriented than winter directed, their life has changed to a point it no longer brings them to the mountain but away from the area. There will be a time to sell, and if thought out, at a gain. Look ahead and plan for this day when you buy.
How do I select the right agent?
One of the services we provide our clients is national and international referrals for buying and selling property. Here is how we qualify agents.
1. We already have strategic alliances with top agents at resorts from Maine to Florida, all major ski areas in the US and Canada, and all European countries using the Euro. If we need services in an area we have not referred to we first seek out the top listing agent in that area. You can do this by using your major home search engines such as Realtor.com. We also use our Prudential network and association with the CRB (Council of Real Estate Brokerage Managers) and CRS (Certified Real Estate Specialists) Societies. Members of these associations are consistently at the top of the profession. Top listing agents are setting the market by establishing prices, closing transactions, and working with buyers agents. They will know the market and the top players in it. Once we have identified these agents we call and interview them.
2. We want to know how long they have been in the market, what is their experience, how many transactions they do per year, do they have the technology and communication systems to keep an out of town client current in the market, and are they willing to work with an out of town client and do they have the ability to transact for out of town clients?
3. A top listing agent will have been in the market over 4 years, be doing consistently over 10 transactions or $5M per year, be an associate broker or CRB, have their CRS designation, and be operating with a team or staff. A top buyer’s agent will have the same time and production, have their CRS and ABR designation, and be in the top 10% of agents in the area. Now, these are stiff requirements and few agents will have them all, and there are agents without these qualifications that will do a very fine job. It is just our experience that someone with this presence and education has built a practice that consistently services the client correctly and fairly.
4. Last but most important we have to feel right with this person. Do they present themselves as a knowledgeable and professional person? Do they convey themselves as a professional practicing at the highest ethical standards? Can they give us top client and industry referrals? After 20 years in the resort market you get a feel for who really has a hold on the market and knows how to service the client at the highest level consistently.
5. If you can’t find a person you feel right, with call us at 800-419-7653 and we will find that person for you. You pay no fee to us for this service. Referred agent compensates us for our effort from their commission on business closed.
