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In the current environment of “Leaky House Syndrome”, market fluctuations, and all the other BS in the real estate selling game it pays to be prepared!
Vendors need to ensure they have all the information at their finger tips to ensure the buyers are totally informed on all aspects of the property they are considering buying. If they are selling a property that looks like a leaker they should have an independent building report. Paul Goodwin of NZLBP in Tairua has all the cameras, skills and equipment to provide you a great marketing tool. www.nzlbp.co.nz is Paul’s web site.
Then to support your price expectation a registered valuation should be available to help the buyer understand the value. In our area GV’s are purely a rating tool and are very inaccurate when it comes to property values. Real Estate agents are required by law to provide a market appraisal but this can be really difficult especially with unique homes as many agents have little idea of building costs, therefore not really qualified to provide a precise value assessment. When obtaining a registered valuation it is best to utilise the services of a local valuer who understands the local market and trends.
Finally obtain the LIM report on the property. This will inform the buyer of all things they need to know about the property, has the building got sign off – Code of Compliance? Where are the drains and other services? Zoning what can we do in this area? etc etc. This is important and will be a requirement from the buyers solicitor at time of sale.
So be prepared, be prepared to provide a Building Report, Registered Valuation and a LIM. This may cost you just over $1000.00 but save you a lot of grief at time of sale.
Have a great week – and remember to smile 
Cheers Mike
July 30 2011 | Uncategorized | No Comments »
Weekly Newsletter - 29th July 2011 According to CFM our local radio station it snowed in Coromandel this week……..all I know it was bloody cold but it didn’t stop this Mamil getting out on the bike for some exercise.
Another week on the coal face of Whitianga real estate has seen little change. We are still struggling with listings the positive being all of us in the office have had clients out looking around. This is encouraging as they are looking in most price ranges. I have attached a link to Tony Alexanders – REINZ comments. This article is really great reading and gives me some hope that the market is starting to improve. As we are experiencing a shortage of “good” listings for those considering selling the time could not be better as we do have the buyers starting to seriously look. Click here to visit Tony Alexanders report.
I was talking to some clients this week who are considering selling a fabulous family bach in Flaxmill Bay. The importance of presentation to the market arose, of particular importance is making your property stand out whilst people are surfing the internet looking at houses. We can achieve alot with the right text creating the look at me factor however our visual senses are the first thing drawing surfers to your listing. Therefore photography – the right shot capturing attention is paramount. To assist my vendors I always recommend Alan Duff of CREP (Coromandel Real Estate Photography) Alan is a professional and uses the right equipment selling your house through the lens. If you want to know more check out Alan’s web site www.crep.co.nz In regards to Flaxmill I’m in the process of getting the property listed – stay tuned for more details.
Drive around the waterways there is a positive sign of action on the ground with a number of houses under construction. There has also been a noticeable increase in buyers looking at properties we have listed on the canals. 17 Aquila is one such property, this large spacious canal front would be hard to bet. Built to an amazing standard and at 320 m2 this is a lot of property. The large mooring envelope will cater for a large vessel. check out the web site….. www.bayleys.co.nz/262019
Another waterfront home on our books is 6 Tui Terrace. This is a deceased estate which needs to be sold. Older home but an amazing location. You could just move in, renovate or remove and redevelop the large 1596 m2 site. Right on the estuary enjoying stunning views this property will provide the new owner all sorts of choices. Call me to arrange an appointment to view – check out the property on www.bayleys.co.nz/262039
There are some great properties on offer view my web site to check out some of them. http://www.bayleys.co.nz/Agent/MIKHAR ..
As indicated earlier I have been out on my bike despite the cold temperatures. To be honest it keeps me sane even though people think I’m insane!! There is something about being out in the wilderness, head lamp blazing speeding down hill, cold air on your face and the adrenaline pumping through your system. Beats sitting in front of TV any day.
Cheers have a great week. And remember to smile
Mike Harper
If you wish to receive this newsletter on a regular weekly basis email me on mike.harper@bayleys.co.nz check out last weeks by clicking on this link https://us2.admin.mailchimp.com/campaigns/preview?id=1139313
July 30 2011 | Uncategorized | No Comments »
Mikes comments….
I sounded like a psychiatrist last week – deep and meaning full. But the reality is most of our decisions in life is about positively moving forward and I always try and smile unless I’m at home asleep on the couch!!!
During the week I have had some positive comments back on my thoughts on the 4 “P’s” – in fact someone suggested I should be on the speaking circuit expanding my wisdom to the greater Real Estate Sales masses. I could make a fortune…Yeah Right!! Would you pay? I know I would but I have the old “S” tattooed on my forehead!!
My comments last week on the market also brought some positive reactions…..I have included it below as I agree with what is being said.
“It’s my view that the wider residential market has turned a corner already and is now past the low point of recession. The majority of economic indicators are pointing upwards. The rural sector (particularly larger productive property) is also underway again. People who’ve been interested in getting a foothold in rural property have probably missed the boat already (at least the boat with the bargain properties).
So for what it’s worth I think we’ll see some good buying over the next 12 – 18 months. Those people who require financial assistance will move on the current low interest rates. Those who’ve just been biding time will realise that property is on the move again and will likely act on that. It won’t be a boom and it will probably be stifled within two years by higher interest rates, but I’m punting on upward movement and higher sales volumes” :)
So thanks for the feedback and thanks for your support and don’t forget to call me if you have any property enquiries either buying or selling.
Have a great week.
July 27 2011 | Uncategorized | No Comments »
Weekly Newsletter - 22nd July 2011
The weather started the week welcoming the school kids holidays with bright sun shine now only turning custard during the week to wind and rain bringing cries of I’m bored, what can we do etc. Poor Mums and Dads keeping kids occupied thank goodness for Whitianga’s Twin Cinema, wet walks along the beach and The Lost Spring!! There is always something to do on the Coromandel.
I have been busy this week compiling offers on the shops at Tairua. The property 236 – 238 Main Road has been placed in interum liquidation and we have been asked by the liquidator to present any offers we can for consideration. If you are interested give me a call an email and I will forward out the details. These will be a fantastic investment being on the Main Road in Tairua, enjoying 6 great tenants and with Tairua’s potential the income will sure to grow. You can check the listing out on www.bayleys.co.nz/262017
The other block of shops are also still for sale in Tairua – returning $62,689.00 per annum this location is a prime redevelopment site. This property can be viewed on www.bayleys.co.nz/4102428 This site is truly the Gateway to the Tairua and Whitianga. – Great site Great potential. Contact me for more details.
Sticking with Tairua is 6 Tui Terrace. This is a deceased estate which needs to be sold. Older home but an amazing location. You could just move in, renovate or remove and redevelop the large 1596 m2 site. Right on the estuary enjoying stunning views this property will provide the new owner all sorts of choices. Call me to arrange an appointment to view – check out the property on www.bayleys.co.nz/262039
There are some great properties on offer view my web site to check out some of them. http://www.bayleys.co.nz/Agent/MIKHAR ..
While my mate Chris is away overseas I’m determined to cycle 600 kms. He’s only been gone 1 1/2 weeks and I’ve already managed 250 Km so I’m on target, so watch out for the MAMIL on the roads during the week end and Tuesday and Thursday night peddling the kms and lbs away.
Cheers have a great week. And remember to smile
Mike Harper
July 27 2011 | Uncategorized | No Comments »
Mikes comments….
Stay positive! That’s the only real advise I can give you – Put a smile on your dial and face the world with confidence. Life isn’t really that bad although at times it just feels like it!!
There are people, organisations, bureaucrats out there trying to make every thing as difficult as possible, I know you feel good when you just tell them where to go but usually if that’s the case the BS they dish out only gets worse. So the challenge is to work through the issues positively keep the old smile on the dial and don’t let them see they have got too you. There is always a solution to any problem, and even if you don’t like the solution once solved you can move forward.
In Real Estate solving the problem is what its all about, in a depressed market the outcome for the vendor is not always a great one but at least the problem is solved and they can move forward. The thing to remember its not your fault, blame the market the economy and even if you have lost everything and can’t see a way forward. At least you are breathing, you can still walk the beach, go for a bike ride, go for a swim, walk the bush and appreciate more of what you have. And remember they can’t take away your smile
Have a great week - smile
July 27 2011 | Uncategorized | No Comments »
Weekly Newsletter - 18th July 2011 Another week in paradise and the weather has decided to turn it on for the first week of the school holidays. The market has continued to show signs of improvement with a couple of more sales being made during the week in our office. The age old problems still exists however and that is quality of some of the property on the market.
The current market more than ever highlights the need to address the 3 “P’s” in your approach to selling your property, with out all of these ingredience your listing will remain just “on the market” and not “in the market”.
Price – If your are to price your property rather than auction…….price it too sell or you will just end up by chasing the market down or all over the place!
Presentation – Ensure you present your property the best you can, not only for “open homes” but with the photography on the web, brochures etc Make it stand out in the crowd.
Promotion – Get the property noticed, feature it on the web, push it with pride, get it seen by everyone you can – SCREAM “LOOK AT ME I COULD BE YOURS!!
I’m going to add a 4th “P” and that is “Preparation” – Get a current LIM report, obtain a registered valuation, ensure your Code of Compliance has been ticked off by council, address any problems with the property. Addressing these issues up front will save you anguish, frustration and maybe disappointment at time of sale. Be prepared!!!
The latest listing I have just put up on the net is a Commercial property in the heart of Whitianga – Commercial Pulse is a large 1870 sqm block of undeveloped land. There are some real opportunities in Whitianga and this property is perfectly located to take advantage of this growth. Check the listing out on www.bayleys.co.nz/262043. I have all sort of ideas of what could be achieved on this property so give me a call to discuss this opportunity.
Tairua Waterfront. This is a great development site and would be one of those properties worth land banking for better times ahead. With the likely approval of the Tairua Marina is will create a catalysis for growth down the track for Tairua – so really now is the time too look and secure for this potential. Click here to check out.
As per last week new on my books is the most amazing apartment in Whitianga. Situated in the Marina Park complex this 197 sqm apartment captures your imagination. Luxury abounds, spread over 2 levels, enjoying 4 bedrooms and 3.5 bathrooms and a gourmet kitchen all opening out onto Seamans Park and the Whitianga Marina. Click here to check it out.
There are some great properties on offer view my web site to check out some of them. http://www.bayleys.co.nz/Agent/MIKHAR ..
I’ve been out riding the loop, even going out again today…….thats 3 days in a row, will end up getting dizzy!! The loop is from Whitianga, down to Hot water Beach and back home on the ferry – 47 kms in total. What a machine no just a MAMIL (Middle aged man in Lycra).
Mean while have a great week and give me a call if I can assist with your real estate needs.
Cheers – On ya Bike Mike
July 27 2011 | Uncategorized | No Comments »
Mikes Comments…….. The world of political posturing leading up to the elections at the end of the year has started. What with Labour advocating capital gains tax – Is this political suicide or a reality we need to face up to help the country increase revenue to recover from not only the world wide recession but the Christchurch earthquake?
This is a topic that will no doubt work itself through the various political debates we will have to endure over the next 4 – 5 months. The fact that I know is the property market has taken a real hit over the last 4 years and no matter what happens is the need to stimulate the industry. New housing is at an all time low with very few resource consents being issued the flow on effects into the communities is immense. Tradesmen are slowly moving to Australia (the lucky country), we can not afford this mass migration as we will end up with un-qualified trade men building our new housing stock. We already have huge problems with leaky homes imagine what’s in store if we continue to lose our qualified work forces?
So really for what it’s worth my cry to the politician’s this election year is to stimulate our economy, stimulate new house building give some insentives to the people to invest in our communities so we can all re-build for a healthier and better community. They should be encouraging investment not penalizing it.
Have a great week……..
July 27 2011 | Uncategorized | No Comments »
Weekly Newsletter - 8th July 2011 Life in the Whitianga “Fast Lane” can be tiring. What with all the cycling, real estate, and home stuff my wife and her business partner have decided to move shop. Moving onto the main street should make a huge difference to their business. The week so far has been consumed with painting, cleaning and preparing the new shop for the change over. Hopefully this weekend the weather will be kind and the transition will be smooth. Amongst all this I managed to conclude a farm deal at Opitinui Valley near Whangapoua. If I only had time to go for a soak at the Lost Spring – maybe next week.
Its interesting this Real Estate game. At the moment I’m between campaigns and the old phone has stopped ringing. We are finding now walking the pavement and talking to people is the best way to generate enquiry. So if you see me beating the feet around town you will know I’m on the prowl! Getting a bit of exercise at the same time. It is amazing what you find out when you go for a walk around town.
The latest listing I have just put up on the net is a Commercial property in the heart of Whitianga – Commercial Pulse is a large 1870 sqm block of undeveloped land. There are some real opportunities in Whitianga and this property is perfectly located to take advantage of this growth. Check the listing out on www.bayleys.co.nz/262043. I have all sort of ideas of what could be achieved on this property so give me a call to discuss this opportunity.
Tairua Waterfront. This is a great development site and would be one of those properties worth land banking for better times ahead. With the likely approval of the Tairua Marina is will create a catalysis for growth down the track for Tairua – so really now is the time too look and secure for this potential. Click here to check out.
As per last week new on my books is the most amazing apartment in Whitianga. Situated in the Marina Park complex this 197 sqm apartment captures your imagination. Luxury abounds, spread over 2 levels, enjoying 4 bedrooms and 3.5 bathrooms and a gourmet kitchen all opening out onto Seamans Park and the Whitianga Marina. Click here to check it out.
There are some great properties on offer view my web site to check out some of them. http://www.bayleys.co.nz/Agent/MIKHAR ..
Over the next few weeks I will be Mike no mates on my rides as Chris the other wheel man is escaping to England to visit family. So if you want some exercise on Tuesday Thursday and Saturday give me a call. So on ya Bike Mike!!
Mean while have a great week and give me a call if I can assist with your real estate needs.
Cheers – On ya Bike Mike
July 27 2011 | Uncategorized | No Comments »
Mikes Comments…….. Have you done your home performance test yet? It’s FREE and it’s simple. All you need to do is to go online and follow the steps. This is an opportunity to learn more about the features in your home that perform efficiently. It also highlights what may not be working as well as it cold and offers you suggestions about what you could plan to do in the future to help make your home healthier, more comfortable and more valuable! Click here to start your online assessment. If you would like some help explaining it all, just call me; I am happy to help out.
Cheers Mike
July 27 2011 | Uncategorized | No Comments »
June proved to be a busy month for Bayleys Whitianga with the icing on the cake being the sale of both Alderman Apartments in Tairua on the 29th June 11. These have been on my books for ages and just shows you need to stick with it to find a buyer and satisfy the vendor. Yes the team managed to get 9 sales across the line. Things are on the increase.
Like the rest of the country we are struggling to obtain good listings of general stock. However unlike the rest of the country, as many of our purchasers are looking for secondary homes our buyers are not as thick on the ground as we would like. So even though stock is short in our area at least it is still not a vendors market.
Around Whitianga it is one of the quietest winters I can remember. You can virtually park any where you like. There have been a couple of causalities with some businesses deciding too close. We need some enthusiasm around the town to attract some visitors and growth back into the community. Alan Hopping at “The Lost Spring” is doing his best too boost the local economy. He has been selling “1 day” specials in Auckland and has been attracting healthy numbers most weekends to enjoy his thermal wonderland. As a town we need to embrace what Alan has created and all try and benefit by attracting visitors and new residents to Whitianga. ”Lost Spring” is the single most iconic attribute that makes Whitianga different from any other New Zealand coastal village. It is our point of difference. Therefore we should embrace the theme for Whitianga as follows: Whitianga Thermal Ocean Village.
The property listed in Tairua last week has enjoyed a huge amount of hits over the week as a result of my newsletter. This is a great development site and would be one of those properties worth land banking for better times ahead. With the likely approval of the Tairua Marina is will create a catalysis for growth down the track for Tairua – so really now is the time too look and secure for this potential. Click here to check out.
This week new on my books is the most amazing apartment in Whitianga. Situated in the Marina Park complex this 197 sqm apartment captures your imagination. Luxury abounds, spread over 2 levels, enjoying 4 bedrooms and 3.5 bathrooms and a gourmet kitchen all opening out onto Seamans Park and the Whitianga Marina. Click here to check it out.
There are some great properties on offer view my web site to check out some of them. http://www.bayleys.co.nz/Agent/MIKHAR ..
Finally if you are thinking of shifting to Whitianga but at loss of what to do, here is your answer. “Accessorise” is for sale. This fashion accessory shop has a tremendous following and a very profitable little business. Selling a wide range of jewelery, hand bags, throws, clothing accessories, men stuff and the odd pet accessory this shop is easily managed by the owner and one casual staff member. Asking $75K plus SAV this is a great little business. Check it out here for “The Feel Good Factor”
It is starting to get really cold at the moment so we are wrapping up in thermals for our night rides. I prefer the feel of the Lycra than the thermals however I’d rather be warm!!!! On ya Bike Mike!!!!
Mean while have a great week and give me a call if I can assist with your real estate needs.
Cheers – On ya Bike Mike
July 27 2011 | Uncategorized | No Comments »
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