I don't know if things are different in other parts of the country, my particular specialty is real estate in and around Charlotte NC. But around here, part of the due diligence on purchasing a home is in obtaining a new survey. We're old school here in North Carolina. Our surveyors operate on the old method of metes and bounds. And you need a new survey to know where your corners lie (you may want a fence at some point, a storage shed, a pool, etc). Also, you need that survey if you want full title insurance coverage against future problems with encroachments and errors and such.

So we get after our buyers to get surveys-please don't regret trying to save $300 if you run into a problem down the road on this, one of your largest financial investments!

Anyhoo. Got a call from one of our most trusted surveyors yesterday. He was out looking at a parcel in an established neighborhood in downtown Concord NC, a lovely community called Beverly Hills that has been there for ages and always does quite well. I'm representing the buyers in this transaction. We have been anxiously awaiting the survey, since the sellers had lived here for over 20 years and they didn't have an old survey for us to consider (we only had the ballpark information available in the Cabarrus County GIS). As the surveyor went back into the wooded back section of the lot (this is a heavily wooded parcel), he came across a surprise-a private enterprise, as it were.

Marijuana, mary jane, ganja, weed. Happily growing in portable containers at the backside of the property. Our surveyor immediately called the local police to let them know about this undocumented business venture. Interestingly enough, the police department had already received a call that there was someone trespassing on this property! Must have been the pot purveyors, worried about the safety of their product. The surveyor wasn't trespassing, he was doing his job, and also doing his civic duty turning in the illegal plants.

Craziness.

Yet one more reason to order a survey...you might discover an alternative income source on the property! (for more information on buying, selling, or investing in Charlotte NC or Concord NC area real estate, email or call Leigh Brown today, I'm always glad to help)

 

And if I read that remark in the Charlotte NC MLS or in someone's marketing one more time, I may just lose it.

We, as real estate professionals, wonder why in the world we are not taken seriously.  May I suggest that we have done this to ourselves?  If a house truly has instant equity, you could turn around and sell it again the next day-heck the same afternoon!-for more money. 

But that scenario really doesn't exist in the marketplace right now.  (with a few exceptions, but they're very few)  Of course, I'm only speaking of the real estate market here in the Charlotte NC area-your area may be different.

A house can, and will, sell if properly priced and properly conditioned.  I think we all know that. But our buyers are savvy.  They're shopping the available inventory to make an educated decision about what to do in the purchase.  At least, I'd like to think that buyers are savvy.  Bless their hearts, some aren't and they rely on the really bad advice of some builder reps and some agents in the marketplace.

I'm getting off topic, too many soapboxes to hop on.  Anyway, I'm just tired of folks who are advertising "$30,000 in instant equity!" when it's really just a price reduction.  Builder reps seem to be the worst, in their pretty little heads they are really convinced that they are offering the deal of the century on new construction in Charlotte NC.  And it confuses buyers.  Even the savvy ones get those big numbers stuck in their heads, and they start spending it...or they forget that it's okay to negotiate with the builder further.

I'll say it again:  It's NOT 'instant equity'.  It's a PRICE REDUCTION. 

If that original price had been correct (see above), the house would have sold.  It didn't sell, you offered the lower price, which makes it a price reduction.  Call a spade a spade, and quit confusing people and creating these impressions of false hope.  If they're getting a fair deal on a house, that's a good market.  We all want increased equity over time.  But it ain't INSTANT.

 

Selling a house is stressful.   I don’t think that anyone will deny that, if they’ve been through it.  No matter how great your listing agent is, and how perfectly your house is staged, and how low you’re priced…if you won’t let buyers in to see it, they can’t and won’t buy it.

Charlotte North Carolina’s real estate market is healthier than most.  We currently have about 5.5 months’ inventory available, market-wide (statistics courtesy of Carolina Multiple Listing Services).  Any numbers geek will tell you that this inventory level indicates a balanced market.  But let’s break it down into a number that means something to you.  As of today, 5 May 2008, there are 21606 active listings in our MLS.  Which means that if you’re selling a home in Charlotte NC, you have competition.

It also means that when you get a call from Centralized Showing Service (can I tell you how delightful it is, to have an MLS-wide appointment desk?   Woo hoo!), you need to allow that showing.  If you say NO to the showing, there is no guarantee that the buyer will come back.  When they have a ton of other choices available, it’s just not likely.  Now I know that each house is unique (I will not get on my soapbox about Vinyl Villages in this post), and that each seller feels they have the ONLY perfect house on the market.  But the fact of the matter is that when you have competition who are also well marketed, staged, and priced aggressively, you will lose out if the buyer can’t get in the door.

As an agent who works both sellers and buyers in Charlotte NC and surrounding areas (not on the same house, though, see my post about how much I don’t like dual agency if you’re curious), I can tell you that one of the most annoying phone calls to get back from the appointment desk is the classic: 

       “The seller has rescheduled your appointment from ….. to ….”

Ahem.  You don’t know my schedule, you don’t know my buyers, you don’t know anything about our planned day.  So why in the world are you so insistent that we change our tour to fit your schedule?  If buyers were plentiful and listings were scarce, it would be a different discussion.  But when I’m out showing property to buyers who must make a decision that very day, we don’t have the luxury of changing our viewing times for each house-otherwise, we won’t be able to see everything.

Case in point-I was showing property last week in the luxury home community of Highgate, in Weddington NC just over the Union County line (this is about 30 minutes’ south of uptown/downtown Charlotte NC).  My buyers were in town at the last minute, because their home in another state had sold and they were in panic mode, needing to locate the next house to complete one move.  I gave a day’s notice on showings-which is a lot of notice in this area.  One of the listings wanted to ‘reschedule’ my showing for later in the day.  The trouble was that we would have been done in Highgate by that time, and moved on to another community in the area.  So we had to cancel and could not view that home.

Within a short time frame, the listing agent had called to apologize for the seller, and was begging for us to come view it in our original showing window.  The seller panicked when the realization hit that we might not be able to adjust for their schedule.  We were already a distance away from the community at this point, and my buyer clients had already located three strong options, so they decided it wasn’t worth the aggravation to go back (yes, my buyers chose not to go back when offered that option).

What I’m trying to explain is that if you, Mr/Ms Seller, are not 100% on board and cooperative with buyer agents and showing agents, it’s hard for your house to sell. I know it’s a pain to keep that house clean, to get up and go cruise the area at the drop of a hat, to keep the kids from tearing the house up.  But if you truly want to sell-you have to adjust to the market.  Realize that your competition is also stressed out about showings, but they’re accomodating them.   Buyers are looking for motivation right now, and when you don’t want to cooperate for showings, it tells them that you are not motivated and not serious about selling.

Truly, I WANT to sell your house.  But you have to work with me on it.

 

Do not pass go, do not collect $200, etc.

I mean, seriously. Enough is enough! We, as a collective citizenry (whoa-that goes against every grain of my Ayn Rand-loving nature), need to stand up and hold people accountable for their misbehavior.

Want to know why the easy mortgage money has dried up? Want to know why so many folks are whining and crying about ‘lost equity’ in their homes? Want to know why homeowners and investors alike are walking away from houses? It’s a lack of personal responsibility and we as a society have put up with it for too long.

This morning, I received a phone call from a buyer’s agent, on a transaction that is currently under contract here in Concord NC. He was calling to let me know that the contract is being terminated, due to the buyer’s inability to obtain loan approval. (In North Carolina real estate, we have standard language in our Offer to Purchase and Contract that states that the buyer must be able to obtain loan approval.)

Drat, darn…hate to make that call to the seller-we’re back to square one. But it’s part of the gig in real estate, some contracts close and many others fall by the wayside. Before I was going to make that call, I needed to ask a few more questions…since the contract was only a week old-and I had spoken with the buyer’s lender prior to the seller accepting the contract. Something didn’t quite feel right, that it was crashing so soon.

As it turns out, the buyer was unable to obtain loan approval because she LIED on the loan application. I mean, we’re not talking a little fluff-we’re talking whiteout on paystubs!! Seriously? This buyer thought that falsifying proof of income was acceptable? When the lender saw this mess, he immediately turned the loan away, refusing to get involved in what very clearly would turn out to be loan fraud. Kudos to them for their upright behavior.

So the contract is being terminated-and the buyer wants the earnest money back, since they were unable to obtain a loan. Which is true. BUT it didn’t go down in good faith-it went down because of deception and outright lying.

(In North Carolina, the earnest money deposit is held in a trust account, with one of the involved brokers or the closing attorney. And per the NC General Statutes, it can’t be released until all parties have agreed as to its disposition. If it’s still being disputed in 90 days, the money is escheated to the clerk of court and the buyer and seller can file on one another in small claims court.)

After speaking with the seller about the situation, the seller chose NOT to release the earnest money. He agrees with me that situations like THIS have been the primary cause for the sheer amount of loan fraud and crisis in the country-and that if this kind of behavior had not been acceptable (and even rewarded), we might not be in an environment where even good credit prospects may have trouble obtaining a loan. There need to be repercussions for lying. For knowingly running a buyer agent around town, lying to a lender, having a seller take a house off the market, etc. They should NOT get their earnest money back. As a matter of principle more than anything.

 

Seriously, you HAVE to stop watching the national news media and realize that if your ideal house hits the real estate market in or around Charlotte NC, it might just sell if you wait too long to go see it!

This great full brick ranch home in Charlotte NC in Autumnwood on almost a full acre came on the market a little over a week ago...and sold to the second buyer who came through the door. 

The third buyer and the fourth buyer....the ones who made appointments too late to see it before the contract got executed, were very sad.  They just didn't imagine that any house might sell quickly in today's marketplace-they were watching the news about the real estate market crashing and figured that they could just wait and see. 

Take a look yourself-this one is under contract but we have others!  For more information about this house or others, call Leigh Brown at 704.979.7034 or email me directly.  We're glad to help!

 

 

It's so easy to cast blame in this world of loan fraud and straw buyers and inflated appraisals...I've certainly been one to shake a finger at the ones who have caused so much trauma in the economy.

But when a dear friend's family life is completely shaken up because of mistakes that her spouse made, it changes your perception.  He made his errors and will pay the price-and I can't say that I feel sorry for him since we all make choices in life-some good, some bad. 

It's his kids that I feel for.  They're small, had nothing to do with his mischief-and no matter what, they love their daddy to pieces.  He's not a bad guy-he made mistakes and got involved in what looked like easy money.  He's a great dad, a loving husband, and devoted as heck.

My heart is broken for all of them, as they figure out what damage the past is going to cause to the future.  If you have faith, please say a prayer for this family.  And remember that no matter what the folks in the newspaper story did (or are accused of), there are other lives at stake (so perhaps curb that tongue).

 

Good grief-that's the spammiest-sounding headline I've ever written!  Oh well, I was overdue. 

It does make sense, though, since I work with quite a few real estate investors who are currently purchasing properties in Charlotte NC and our surrounding areas.  Most of the folks with whom I work purchase single family homes for long-term holds (which is great, since that seems to fit my personal investment profile).

Most of the investment gurus you talk to or hear at their seminars will preach about how positive cash flow is the be-all-end-all.  I would have to respectfully disagree. In my opinion, the be-all-end-all is the house that is in an area with a solid rate of appreciation, where it will rent to solid tenants, and pay for itself in the not-too-distant future.  (If you can plan for a slight negative in years 1 and 2, by year 3 with regular rental increases, you should be breaking even and by years 4 and beyond be positive).

Anyhoo.  I have found some wonderful opportunities for positive cash flow (assuming a 10% down mortgage, which is about the best you can expect in today's lending environment), which also have had their prices reduced to a place where you'll be seeing a nice push on equity.

Call or email Leigh Brown for more information, I'm always glad to help whether you're buying, selling, or investing in Charlotte NC area real estate.

That we, as Realtors, have to police ourselves?  That when we're in the middle of a transaction, and it's evident that the agent on the other side is purposefully getting in the way of the transaction...the only way for that agent to get in trouble is for one of us to turn him/her in. 

I'm currently working with some lovely sellers who have had a devil of a time getting rid of their former agent.  This agent has violated so many MLS rules and articles of the Code of Ethics, I'm losing count.  These folks just want to get their house sold.  They don't want anyone to 'get in trouble.'  But by the same token, they don't feel that they should have to put up with the kind of nonsense that's been going on.

They ask me what to do-and I told them to turn that agent in to the local Board of Realtors and to the North Carolina Real Estate Commission.  I am doing the same thing. 

Unless these folks take the time out of their lives to complain, this Realtor will go right on doing what he's been doing-and possibly damaging other individuals in the process.  And unless I take the time to complain, he's going to continue making ALL Realtors look bad. 

It's not a good place to be in-I don't have the time to sit around and fill out complaint forms, go to mediation hearings, go before the grievance counsel.  But I also don't have the time-or patience-to allow this jackleg to tear down the reputation of my entire industry.  Bless their hearts, these sellers-and many other consumers, in my experience-don't know what rules we as Realtors are bound by.  I do, and this time, I'm not just going to put up with it.  (and you'll notice, I'm purposefully not talking about the particulars of the situation, since some folks could construe that as talking smack about that other agent)

Please, buyers and sellers, if you run into a shady real estate agent in North Carolina, TURN THEM IN.  For your own protection and for the protection of the innocent consumers who haven't yet run into them. 

 

 

I'm a geek.  I admit it.  I love statistics and numbers and figuring out what pictures they can paint.  (although my old college professors from Florida State University and the illustrious Kenan-Flagler Business School at UNC-Chapel Hill might just keel over from shock hearing me say that!)

But any time I am working on information for a buyer or a seller, I run one of my patented State Of The Market reports.  Which breaks down the numbers within price bands and areas, and allows me to look at absorption rates.

NAR likes to tell folks that a 6-month supply is a balanced market.  (Which is probably the most honest thing being said these days by NAR but i digress).

The real estate market in Charlotte NC is hot in pockets, and soft in pockets.  You really have to know what's happening in the micro-market you're considering, whether you're a buyer or a seller.  For example-in our first time buyer range, in Union County, under $200,000-there's a 6.6 month inventory.  Which is doable.  (How do you beat the 6 month time?  Price and condition, it's that simple.)  But in Cabarrus County in the move-up range, between $400,000-$500,000, there's a 17.2 month inventory.  Holy smokes!  We sure do hope the market in Florida picks up sometime soon!

Moral of the story-study your price bands and micro-markets.  If your real estate agent isn't studying these items, call them and pepper them with questions-a good, professional agent is a student of the market at all times.

 

 

It's not a big secret that I love college basketball, especially my beautiful Carolina Blue Tarheels!  Who happen to be smokin' hot right now in the NCAA tournament...

What may surprise you is that it gives me total heartburn whenever we're number 1.  Since it seems that whenever you're on top, you're a target!

I was happy to see in today's Charlotte Observer that Charlotte is the only top 20 market with a price increase showing for 2008.  It's not much of an increase but hey, any increase is better than a decline.  

Many folks ask why Charlotte is stable and still moving upward in light of the drama that's affecting many other markets.  You have to go into economic fundamentals of the market to get a grip on real estate values.  It's more than the national news media would like you to believe. 

There is positive job creation here.  We have a relatively low cost of living.  We have a pleasant climate.  Good schools.  Proximity to vacation areas.  Expanding healthcare resources.

Add all of these things together, factor in the average home price around the $230,000 mark which is inside the affordability range for the average income in this area, and it's no great surprise that folks in and around Charlotte NC are still buying and selling homes.

 

Now, I know that you're usually keyed up for cultural enlightenment on Friday or Saturday date nights...but Sunday afternoons can fulfill you as well!

Sunday, March 30 2008 at 230pm

Location:  Christ Lutheran Church in Charlotte, NC (off of Providence Road just south of Fairview)

Come out and see Charlotte NC's newest choral group, VOX (my group!), in a performance the likes of which you've never seen.  Seriously, this is the response we're getting from each audience-they LOVE the music and it's completely unexpected!

Our special guest performers are none other than Catrina Pegues (you want gospel?  you will get goosebumps listening to Catrina) and Dennis Reed & GAP (they'll be on Oprah one day, you should come hear them now while you can still get tickets!).

Suggested donation of $15 at the door (but we'll take more, we're working on production of our first CD so any contributions are greatly appreciated).

I got this link, courtesy of my fellow Cyberstar, Michael Fournier.

It's quite interesting to take a look at the nation, broken down into smaller economic pockets-and see whether or not this media-driven recession is real to you.  (and I know I'm a member of the VRWC, but seriously people, this recession IS media-driven. 

Just like the real estate market is local, so are economics!

 

 

Shhh....I'm about to let you in on a BIG secret!

You want to know why I have a lot of points, eh?  You stare at your point total daily and simmer because your numbers aren't huge?

Well-here's how to get a high point total (and in the interest of full disclosure, my number's not as high as many others!).

WORK AT IT.

Write blog posts.  Rant, rave, share opinions, talk about communities, advertise your listings.

Comment on the posts of others.  Folks you know, folks you don't know.

Do it consistently.  Folks, I've been on here since September of 2006 when we were a community of about 6,000 members.  I've been paying my dues for quite some time.  And i'm not even as faithful to AR as I used to be-too busy, too caught up in other activities, etc.  And honestly, points don't mean a whole lot to me-there are other residual benefits of AR that are much more powerful.

But I swannee, if I get ONE MORE PHONE CALL OR EMAIL from someone wanting to know how I've done it, i might just go through the phone! 

It's actually a pretty fair analogy for the current real estate market in general.  I'm busy.  I have a lot of buyers and sellers and contracts.  And i didn't get them by magic or by wishing or by hoping.  I am busy because I work at it every day and I have been for the past 8 years.  I don't rely on gimmicks or paid leads or any of that stuff-I work my sphere and my past clients and anything i can think of to generate additional leads for the buyer agents who have chosen to join me.  Still, it seems that every other day, I have an agent making comments, wondering why I am busy and they are not.  Whine away, I'll get right back to work.

 

 

No cookie-cutter here!  AND no HOA restrictions or dues!  Great home on a very private, beautifully landscaped lot.  This Charlotte NC home for sale is conveniently located just inside Cabarrus County (north and east of Charlotte NC)-so you get some of the best public school assignments going PLUS county-only property taxes!  You also get the bonus of a Charlotte mailing address since you are right beside the county line and I-485.

The main level features an updated kitchen, large dining room, spacious family room with fireplace, and two sets of doors to your outdoor entertaining area (deck plus large patio!).  Just off the garage you will find an amazing flex space-room for a mother-in-law suite or office or teen suite or media room or whatever you need!  There's even a separate entrance in place.

Upstais are three spacious bedrooms, each with a large closet, and two full bathrooms.

This home is immaculate, neutral and move-in ready.  The oversized two-car garage completes the picture.

$162,500 asking price.

For your private showing, visit our website or call Leigh Brown at 704.979.7034.  We're glad to help!

 

I can't believe I'm writing this.  I'm an advocate of wearing your nametag just about everywhere you go, never can tell when someone will need to talk real estate.

But I just got back from a funeral.  I'm sitting there waiting for the service to begin, and up the aisle comes a local Realtor (and I love her, she's a total sweetie, but she's newer in the business) WEARING HER NAMETAG.  Are you serious?  This is a funeral. 

There's a time and a place for everything.  Put the darn thing away-it's tacky and doesn't do very much for your professional image!  (I am trying very hard to convince myself that she just forgot she was wearing it, but considering that it was on her suit jacket and not her overcoat, it's a hard sell).

Ick.

 

 

It's apparent that the folks in this picture weren't afraid to let the world know they were hungry-shoot,why else would you raise watermelons that large?

But if you're a professional in real estate or a real estate-related industry, you might want to rethink your attitude and carriage.

Let me preface this by saying that I have been there.   I have been hungry.  I have been starving for leads and transactions and buyers and sellers.  In the words of my father, I put my head down and worked and managed to survive.  That was several years ago, I'm very blessed right now to be established in real estate and I keep learning and keep working every single day to make sure that the clients who have chosen me feel good in their choice.

But for those of you that are hungry-and I direct this mostly to the folks out there in money world-you've got to find a way to hide it.  Buyers and sellers can smell it when you're hungry.  I can smell it.  And like a dog sniffing out fear and exploiting it, clients will exploit it when they know you NEED them.  For they don't NEED you unless you're doing a bang-up job demonstrating your value. 

If you remain focused on the value that you bring to the table, keep in contact with folks, and just go learn something new, you will most likely survive.  If you get focused on your bank account and commission checks, you may not make it.

And if your focus changes, I have no choice but to quit sending prospects to you.  You are damaging my reputation when my clients smell your money fear.  They want to work with successful people who can HELP them, not be the last bandaid on the gaping hole in the side of the ship.

For me, it's business as usual.  I am working for buyers, working for sellers, doing everything I can in the way of marketing to get houses out there and to hunt down just the right place for my buyers.  I don't have the time to take 14 calls from a lender who wants to tell me how badly he needs a closing, and how he still really wants to do business with me.   Before the mortgage world blew up-you took applications, followed up, and folks were happy. 

Get your focus back.  Demonstrate your value.  Talk about money and numbers and programs and news and NOT about how many closings you do or don't have.  I'd really appreciate it.

Or even let the kids stay up late for a fabulous benefit gala in Davidson NC (just north of Charlotte NC).   Many folks who relocate to Charlotte ask what kind of cultural events are available-this is a prime example of the exciting opportunities in Charlotte-for both giving and receiving. 

(If you didn't already know, VOX is the professional choral ensemble that I perform with-so if you show up, you can catch me after the show!) 

                                                                             

Saturday, February 23, 2008 at 8:00pm:

The Firebird Arts Alliance, in collaboration with Central Piedmont Community College, present:

VOX

PRESENTS LIVE RECORDING / BENEFIT CONCERT:

"Vox & Friends"  

Charlotte's newest professional choral ensemble, VOX, will present "VOX & Friends," a live recording / benefit concert at 8:00pm, on Saturday, February 23, 2008 at St. Alban's Episcopal Church in Davidson, in support of Inspire the Fire, Inc., an inner-city, youth arts-training program.

Firebird Arts Alliance Artistic Director David Tang and Associate Artistic Director Peppie Calvar lead VOX in a program of spectacular contemporary choral music by composers like Edwin Fissinger, Duke Ellington, Astor Piazzolla, Stephen Leek, and more, to be included in VOX's debut CD - "Out of this World;" the program will also include spirituals, jazz and gospel music in celebration of Black History Month, performed in collaboration with some of Charlotte's best African-American musical artists.

Proceeds from the event will benefit Inspire the Fire, Inc.

Guest artist/collaborators include Ethel Beatty Barnes, Dennis Reed & G.A.P., Henry Lebedinsky and Catrina Pegues.

Ethel Beatty Barnes  (http://fundraisingthruthearts.com/biography.html), star of Broadway stage and film, joins VOX in Duke Ellington's Come Sunday and other jazz/gospel favorites.  Ms. Barnes performed leading roles on Broadway, opposite artists like Gregory Hines, and appeared in Martin Scorsese's The Cotton Club.

Dennis Reed & G.A.P., Charlotte's hottest new Gospel sensations (http://www.dennisreed.com/ or read about Dennis: http://www.nuthinbutgospel.com/spotlight_dennisreed.htm), recently performed with VOX and the Charlotte Symphony Orchestra in the CSO's Daybreak of Freedom performance, celebrating Martin Luther King, Jr., to thunderous ovations.  Seriously, they're going to be on Oprah one day, so you should take advantage of seeing them now!

Catrina Pegues (http://catrinapeguesministries.net/) won the 2004 Charlotte Gimme the Mike-Charlotte competition and sings gospel and inspirational music throughout the region.

Henry Lebedinsky, Music Director of Music at St. Alban's (http://www.saintalbans-davidson.org/musicatstalbans.htm), appears as guest conductor of VOX, conducting an original work by Mr. Lebedinsky.

The performance will take place on Saturday, February 23, 2008 at 8:00 pm at St. Alban's Episcopal Church in Davidson, NC (301 Caldwell Lane, Davidson, NC  28036 - http://www.stalbans-davidson.org/

Ticket reservations can be made by calling (704) 365-1661.  Limited seats are still available, call today if you want to come tomorrow.

$20 - general admission / $12 - students and seniors

ABOUT THE FIREBIRD ARTS ALLIANCE:  The Firebird Arts Alliance brings artists and artistic institutions together from all disciplines, to collaborate in innovative, commercially successful, and socially beneficial ways.Firebird will facilitate collaborations between artists of all disciplines as well as people of all races, religions, cultures and backgrounds, in order to inspire a community of respect, equality and creativity.

 

And to tell the truth, this photo doesn't even begin to do justice to the beauty of the Coddle Creek Reservoir, situated on the west side of Concord and Kannapolis NC, in the Charlotte NC metro area.

 

If you are seeking a unique property on which to build your custom home, this might just be the ticket.  You see, the reservoir is a completely protected natural area.  No boats or watercraft of any kind are allowed on the water (except for the county folks who take a johnboat out to make sure all is well).  When the reservoir was built in 1993, several layers of protection were placed on the surrounding land to keep development away from our drinking water. 

Are you considering a 'green' house?  What better place to built it than on a natural area such as this?  This 3.82 acre parcel is both waterfront and waterview.  There are many mature trees on the property-you will truly be able to carve out your homesite to your satisfaction.

The property has already been tested by the Cabarrus County health department, and we have the perc tests on file. 

$350,000 asking price.  If you are interested in this property, please call Leigh Brown directly  at 866.440.7136 and we can go out and walk the acreage so you can get a feel for how unique a property this is.

Did I mention that there are no developments or subdivisions bordering the water?  Yep, just a few single family homes here and there.  You just never guessed that such a pristine parcel still existed-and that it would be only 25 minutes from uptown Charlotte, 10 minutes from the new North Carolina Research Campus in Kannapolis NC, and 10 minutes from the new retail center anchored by Super Target.

 

 

Fabulous opportunity for a smart custom builder who is seeking available land in HOT Union County, NC, or for the discriminating buyer who wants a custom home to be built in a lovely established neighborhood.

Thirteen lots are currently available in Chatsworth.  This small community sits in one of North Carolina's best school districts (also an area with low property taxes), just south of Charlotte NC and the well-developed Ballantyne area.

The constant growth and development in this entire sector of Charlotte NC has really overburdened the infrastructure.  Roads have widening projects underway (yes, Providence Road's widening project is finally here!!!), new schools are being built, shopping and retail are cropping up quickly.   And the elected county officials have been very wise in placing a moratorium on new projects until they can get a handle on the overall direction of the area.

This is a rare opportunity.  There are no time restrictions on building, you can select a builder (pending their approval by the developer), select your own plan (subject to architectural review), and make your own estate home here in the Charlotte NC area (specifically, this is a Waxhaw/Weddington address).

Priced from $149,900 to $159,900.  Please email Leigh Brown or call us today at 866.440.7136.  We're glad to help!

 

Unbelievable opportunity, whether you are a custom home builder in the Charlotte NC real estate market or an individual dreaming of that perfect floorplan or an investor who knows that this is an unheard-of opportunity.

30 lots are available in the Cureton community, in Waxhaw NC.  Situated in Union County, NC-one of the nation's fastest growing counties-this neighborhood features a full amenity center (with full pool and slide, pond, water features, clubhouse).

 

Each lot has water and sewer already tapped in, and even better-is already approved by Union County.  If you've missed the news, there is a moratorium on new lot and plat approval in Union County, as the area struggles to get the infrastructure to a place that can accomodate the booming growth.

The lots can be purchased individually or as a package.  Most lots are around one/third of an acre and are level, perfect for getting started quickly.  Prices range from $107,000-$128,000 per lot.  Please visit our website for more information, or feel free to call Leigh Brown at 704.979.7034.  Interest is very high on these lots and they won't last long.

 

It's worse than the age old 'chicken or the egg' argument...since it affects how people perceive their biggest financial investment-their homes.

Which is correct-market value or tax value? 

Doesn't sound like a difficult question when I write it down, but it's an ongoing discussion with homeowners in Charlotte NC (and especially in Cabarrus County-Concord, Kannapolis, Harrisburg, in light of the recent property tax revaluation).  Seems that in some parts of the country, tax values have some semblance of relation to market values.

Not so around here. And that's hard to accept for relocating families who see listing prices which are far off from tax values, and for homeowners who get new property tax assessments every few years (North Carolina requires a revaluation every 8 years so houses don't get too far out of whack). 

There's just not a lot of science involved in determining your property's tax value.  The lovely folks in the tax office aren't stupid-they're just overworked and understaffed to properly assign values in an area that's growing as quickly as Charlotte NC is.

The tax cards are notorious for having incorrect numbers of bedrooms and bathrooms, incorrect heated area, missing finished basements, missing screen porches, etc.  The assessors also don't have their fingers on the pulse of neighborhood values, and may not be making adjustments for areas that aren't doing so hot.

Long story short, your tax value has NOTHING to do with your market value.

I received a call from a concerned gentleman last week, a lovely man who owns a home in Concord NC.  He felt that his valuation was high.  I spent a few minutes with him, establishing a reasonable market value range for him-which was far below his tax value.  I explained that he could contact the county tax office and dispute his value (you have 30 days from the notice to protest the assessment). 

He proceeded to tell me that if they would NOT reduce his tax value to meet my estimates, then he would go ahead and list the house and sell it for the tax value.  Ahem.  Kinda missed the point there, didn't he?  I know it's hard pill to swallow when you see this lovely assessment and you've already started counting the money.  But the market is fluid and buyers determine what your house is ultimately worth.   I'm not saying that they're always wrong-far from it.  But if the market range of your house is far below tax value-the fact that your tax value is higher is NOT going to make a buyer pay that much for it.

If this is confusing (as are most things dealing with county government and taxes), leave me a comment and I'll try again to explain.  I'm always glad to help my neighbors here in the Charlotte area-and I will only provide the unvarnished truth!

 

I'm so excited to introduce my newest buyer partner, Kathy Lotierzo.  Kathy joined the team after a successful run in new home sales, and she's really excited about the opportunity to take those skills and work hard on behalf of our buyer clients.

Kathy is one of our transplants to the area.  A successful business owner up north, she and her family moved south to follow her husband's career.  She and her husband and their 3 children chose a great home in Tega Cay SC, in the popular Lake Wylie area.  She successfully uses her own experiences in relocating to benefit our buyer clients.

Kathy is a licensed real estate broker in both North Carolina and South Carolina.  If you want the straight scoop on buying a house-no fluff-Kathy is the one to call.  Her past clients really appreciate her candor and her persistence in protecting their best interests throughout the deal.

You can reach Kathy at my website or call her directly.  We're always glad to help, whether you're buying, selling or investing in real estate in the Charlotte NC area.

Traci England has joined my team as a buyer partner.  Traci is on the ball and has already joined AR so go say hello. =)

Traci's extensive background in new home sales is going to serve her well in general brokerage, residential real estate, here in the Charlotte NC area.  She spent several years with Turnberry Homes and was instrumental in helping me win their listings as they close the North and South Carolina divisions. 

 

Traci has a strong reputation in the marketplace as a true advocate for buyers-which is evidenced by the fact that she is still in contact with folks who purchased through her several years ago. 

She and her husband live in Harrisburg NC, where they are raising 5 beautiful children.  They're active in their church and chances are you've already seen or met them!

Traci is ready to help you find a home, whether you prefer new construction (and would like the advice of someone who has lived in that world) or a resale home, and she fights hard on behalf of her buyers.  Feel free to visit her on my website or call her directly.  We're always glad to help!

What's Happening With Turnberry Homes in Charlotte NC?

Seems to be the question of the moment here in scenic Charlotte NC! Lots of agents and homebuyers alike are curious as to what's going on with Turnberry Homes.   As you may remember from my post in December, Turnberry Homes has decided to close up shop in Charlotte NC and focus energies on their home market in Nashville TN. 

It's truly a loss to the Charlotte real estate market, since Turnberry builds a home of excellent quality and develops lovely neighborhooods.

After some extensive interviewing of real estate agents and companies in Charlotte, the owners of Turnberry Homes selected my team to market their remaining inventory here, a collection of 20 gorgeous homes and 43 lots which are in prime locations and ready for someone's dream house.  I have to say that I'm very excited about the opportunity to help Turnberry clear their inventory! (And as you may have already guessed, I'm excited for the buyers who will be getting stellar deals on high quality, highly upgraded homes!).

Over the next few days, I'll be presenting the available inventory and letting you know about these amazing deals.  And bear in mind that Charlotte NC is still one of the best places to invest in real estate in the country right now-so these are truly wonderful opportunities.  If you're a buyer who's relocating to the Charlotte area and curious about neighborhood locations and price points, call us.  If you're an investor who's looking for a great equity opportunity, call us.  If you're looking to complete a 1031 tax-free exchange, this might just be a great fit.  If you're seeking a developed lot in an established, upscale community in Union County, NC, we have something for you as well.

 

 

Please extend a warm welcome to the newest buyer partner for Leigh Brown and Associates, Kaye Pitzen.

Kaye is a recent transplant to the Charlotte NC area, hailing from Ohio.  She and her husband and two lovely sons chose a fabulous new construction home in Christenbury, just inside Cabarrus County in Concord NC.

Kaye was a licensed Realtor in Ohio for the past seven years, and she has just completed her transition testing to become a fully licensed North Carolina real estate broker.

She has a special affinity for first-time buyers and those who need a little extra hand-holding.  Her nurturing personality and her amazing ability to listen serve her clients well.

 

I am pleased as punch that Kaye chose my team as her North Carolina real estate home!  Rest assured that your buyer referrals will be treated like gold by the entire team as we work hard to ensure that they find just the right community and just the right house.

To contact Kaye, visit our website or call 866.440.7136.  She'll be on AR soon!