I just posted over on my Kitsap Sun Reader Blog “Everyday CK” an article about Kitsap County Commissioner Josh Brown. Like most elected officials these days, you either like the guy or you don’t. Personally, I think he’s made some great strides for the residents of Central Kitsap County.

To read more about Josh Brown’s recent accomplishments, go to Everyday CK.

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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While shooting a documentary, three student filmmakers mysteriously disappear in the woods of rural Maryland. A year later, their documentary footage is found.

Most people hate it or love it. Either it scares you so bad you pee your pants, or it leaves you nauseous with a splitting headache! Regardless, The Blair Witch Project only cost a meager $35K to produce, but grossed nearly $250M! Proving that even the most amateurish, low budget productions can achieve tremendous success.

One of the fastest growing social networks on the Internet is YouTube. The popularity of this platform clearly demonstrates the significant rise of consumer interest in video and the rapid growth of its use for business sales and marketing.

Fortunately, as is typical when certain media trends skyrocket, a greater variety of cost-effective associated technologies becomes available. Such is the case with digital video recording, editing, and publishing.

Enter The Flip Video Recorder!

Available in 4 basic models and priced from $149 to $279, the Flip Video Recorder offers up to 4 hours of quick and easy video recording, allowing even the most technically-challenged to achieve some measure of success!

As simple as it is to record, it’s just as easy to download videos to your computer by using a ‘flip-out’ USB connector. Each model comes with FlipShare pre-loaded software that allows you to quickly edit your videos and seamlessly upload them to popular websites like YouTube.

Video Tip: Poor Man’s Tripod – To help reduce the amount of vibration and shake, find a bolt that screws into the base of the Flip recorder. Cut a length of string nearly as tall as you, and tie one end to the base of the bolt. On the other end, tie a large flat washer. When shooting video from a stationary position, simply step on the flat washer and pull up on the string until tensioned. This will allow you to capture smoother footage, even when you pan a scene. Plus, it fits into your pocket a whole lot easier!

The applications for using video in real estate are virtually limitless:

Neighborhood Reviews, virtual tours for listings, highlight area shops and businesses, feature local parks and attractions, market reports, local expert interviews, real estate advice, etc..

A short video is the ideal solution for Out-of-State clients who want more than a basic photo gallery. A video provides them with a greater sense of floor-plan flow and the surrounding context of neighborhood/area.

Video can allow prospective clients the opportunity to become better acquainted with you before meeting in person, further reinforcing their level of comfort and trust with you.

While you shouldn’t plan on winning an Oscar anytime soon, using the Flip Video Recorder can be one of the more effective tools you can utilize to communicate valued information to prospective clients and further distinguish yourself as the knowledgeable real estate professional for your market.

Check-out a couple of my favorite real estate video RockStars:

The Clark County WA RE Expert Dale Chumbley

The Vancouver BC Penthouse Expert Ian Watt

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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Unfortunately, the VA sent an ‘out-of-state’ appraiser not familiar with their market who used only a 1 mile radius around the subject property for finding comparable properties to determine her valuation. As a result, the home was appraised for almost 20K less than what the Buyer and Seller had agreed upon. In addition, the Buyer had also requested for the Seller to contribute $5K towards closing costs.

Both the Selling Agent and Buyer’s Agent submitted comps within a 2 mile radius of the subject property. The Buyer clients, knowing that the house was competitively priced and would not find anything remotely close in value within their price range, also got involved in writing letters to the VA.  Even the bank that was financing the deal  agreed that the 1 mile radius imposed by the appraiser was unfair and that the appraisal should be contested.  They took the agent’s comps and sent them onto the VA in a Request for Change of Value.

After more than two weeks and numerous errors, i.e.,  paperwork lost, given to the wrong person, the parties were informed that the Request for Change had been refused.  No reason or explanation was provided.

To compound their problems, the Sellers had been waiting for the appraisal results so they could act upon a counter offer for buying another house  – a house than they would now lose because other competing offers had come in on the property.

To make matters even worst still, both Buyers and Sellers will now miss their eligibility for the Federal Tax Credits being offered which end on April 30th.

This is yet one more example of the flaws inherent within the VA appraisal process and how people’s lives are impacted negatively as a result.

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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If you’re like me, it’s hard to keep up on all the new social media tools that crop up daily and weed through the ones that offer some semblance of value or benefit to your business.

A while back, I came across a tweet on Twitter from Mariana Wagner gushing with props about a new social media toy, Flavors.me

Of course, I did what any self-respecting, social media-obsessed adopter would do, I joined flavors.me and created my own custom web page, which you can find HERE.

So what’s the big deal about yet another social media profile aggregator?

Think “Your Own Unique Social Media Business Card.” You throw up some basic bio info, enter in all your various SM profiles and outbound feeds (blogs, websites), then it aggregates/organizes them onto a simple splash page that you can personalize with custom formatting and your own image background. The whole process takes all of about 10 minutes without any coding skills.

from Flavors.me Designer, Jack Zerby:

“When we set out to create Flavors, we never expected that people would catch on to the vision so quickly. The uniqueness and personality of each page is why I believe everyone is a designer, but may not know how to bring the vision from their head to the screen. Web design “themes” don’t allow the user to think like a designer. We wanted users to build their personal pages just like a painter would, layer by layer. Using a combination of wireframes, backgrounds, colors, and fonts, the possibilities become limitless. The personal homepage died with the popularity of social network profiles, and we aim to bring it back.”

Flavors.me is simply one more tool for providing prospective clients or business associates with a quick snapshot of who you are and the various web/blog sites you author and social media platforms you frequent. It’s a fun and creative way to further distinguish youself from the masses of other agents out there. Embed a link to your Flavors.me profile on your website or your email signature!

To join Flavors.me, use the invite code ‘heat’

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Rich enjoys using the tools of social media to brag/boast about the quality of Life on the picturesque Kitsap Peninsula in scenic WA State. He is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Crabbing in the Hood, Everyday CK, Facebook,  Twitter, or e-mail:  kitsapagent@gmail.com

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I thought I would do something a bit different this month, and show all of the specific MLS zones within our county, rather than just collective county-wide figures.

As you can see, each area is broken down by ‘Active Listings’ (how many homes are currently available for sale), the calculated ‘Months of Inventory’ for each area, how many homes have ‘Sold’ in the past 6 months, the average ‘sales’ price of those homes sold, the average ‘Listing’ price of the homes sold, the ratio % of sales price versus list price, and the average ‘Days On Market.’

Obviously, East Central Kitsap and West Bremerton are still the selling ‘hot spots’ as are Poulsbo, Port Orchard, and South Kitsap West of Hwy 16.

Where the market is heading right now is anybody’s guess. The tax credits courtesy of Uncle Sam for 1st Time Buyers and Repeat Buyers are soon to expire, so there will probably be some spurt of last minute activity for those. The changing season to warmer weather tends to bring out more Buyers and more Sellers as well. Additional short sales and bank-owned properties will continue to have a negative effect on pricing and appraisal valuations.

Whether you’re a Buyer or a Seller, there are opportunities out there. Give me a call and I can help you make better sense of the market, and determine what is your most wise and prudent direction.

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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Fortunately, there are an abundance of excellent on-line tools available for just such challenges! Allow me to share some of the better tools that I’ve found:

Launched in October 2006, San Francisco based vFlyer.com was one of the first virtual flyer tools that I implemented in my business. Shortly after signing up for their service, one of the company founders, Oliver Muoto, called me personally to welcome me and answer any questions I had.

vflyer offers a very basic Personal Plan for FREE that allows you to create up to 2 listings. You can choose from up to 14 theme templates, including several that are ‘brand’ specific to national real estate companies. You can upload up to 9 photos to your flyer gallery. To provide this free service, some Google Ads are placed within the flyer.

vflyer publishes your flyer to 15 high traffic real estate listing domains, including Trulia and Zillow.

There are 4 additional plans that range in price from $155 to $959 annually and allows you to create/manage up 125 flyers. They also offer a great vflyer Wiki and FREE webinars to explain all the various features and how to use them.

vflyer offers a feature that allows you to print or email your flyers. They also provide an ‘Activity’ feature which enables you to monitor the amount traffic your flyer is generating as well as the source of that traffic.

To see an example of a vflyer.com virtual flyer, click HERE.

Postlets is another viable tool that has gained a lot of popularity among real estate agents.

Unlike vflyer, Postlets basic FREE service allows you to create as many flyers as you want, without any charges. However, there are some limitations in the number of available theme templates (10) and the number of photos you can download (6). The virtual flyers you create with the basic service also contain advertising in the sidebar.

Postlets allows you to monitor and track your traffic using Google Analytics. However, page views for the HTML or Mini widgets placed on other sites (e.g. craigslist or ActiveRain) are not tracked.

If you want to upgrade to Postlets Pro, it can cost as much as $10 per listing, but you get 10 more theme templates and the ability to upload a total of 18 photos.

Additionally, Postlets Pro effectively creates a Single Property Website that utilizes a multi-page layout, larger photo viewing size, an embedded slideshow viewer, and removes all advertising.

To see an example of a Postlets.com virtual flyer, click HERE.

To me, selecting RealStateShows as a vital part of your marketing arsenal is a no-brainer, even though it is only available through an annual subscription of $125. The yearly investment is money well spent for all the features and benefits you will receive. A 14-day FREE trial period allows the opportunity for you to put the tool through its paces and evaluate its capabilities.

There are a number of options for what you can do with your show once its finished. You can publish your Show to Realtor.com, Homes.com,  or add it to the virtual tour link on your local MLS. You can create a Show Flyer and send it to any or all of their distribution partners, or use the HTML code provided and post to sites like Craigslist or ActiveRain. You can also create a mini-show widget and embed the code directly to your blog or website. You can even download any show to your hard drive to make a CD.

RealEstateShows not only provides a very comprehensive tracking report for each listing, but they’ll email the report to you each week so you can simply forward it onto your Sellers.

To see an example of an embedded RealEstateShows.com virtual slide show, go HERE.

Since both vflyer and Postlets offer FREE base memberships, I would suggest that you simply try them both out. Use them to market your next two listings and compare the tracking results.

Both vflyer and Postlets publish your flyers to many of the same domains (approx. 15). RealEstateShows currently allows you to publish your flyer to 9 domains.

These tools are designed to make your job easier and provide enhanced exposure for your client’s homes. Incorporating their use in your marketing efforts will enable both you and your listings to stand out from the crowd, and achieve greater results.

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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• Properties currently active on the market:  1775
• Properties closed in the last 180 days:  1339
• Average Sales Price:  $284083
• Average List Price:  $295,292
• Ratio of List Price to Sales Price: 97%
• Average Days on Market: 93
• Sales Pending this Week: 87

Seabeck WA statistics separately: (Area 145)

• Properties currently Active on the market:  70
• Properties closed in last 180 days:  43
• Months of Inventory:  9.77
• Average Sales Price:  $290,041
• Average List Price:  $299,131
• Ratio of List Price to Sales Price: 96%
• Average Days on Market: 91
• Sales Pending this week: 3

For additional area specific market statistics, go to www.KitsapLife.com

WHAT’S HAPPENING IN THE KITSAP COUNTY WA MARKET NOW?

Now that the National Health Care Bill has been passed, perhaps Washington DC can  get back to the task of kick starting our economy and hopefully improving the housing outlook for the near future. Historically, we normally begin to see a slight increase in sales activity as we enter into the Spring season. No doubt the April 30th deadline for the 1st Time Home Buyer’s Tax Credit will encourage some to get off the fence. Rates still continue to hover just below 5% for a 30-year fixed with .75 to 1 points. For more mortgage rate details, go to The Mortgage Porter.

“SONGS FOR A NEW WORLD” AT CSTOCK COMMUNITY THEATER

This coming weekend is your final opportunity to see CSTOCK’s Black Box Young Adult production of “Songs For A New World” directed by students Billy Buhl, Cherisse Martinelli,  and Jessica Rothwell. This amazing show features local teens and young adults ages 13-20. The vocals are powerful and moving, and showcases the tremendous talents of our area young people. For more information, go to CSTOCK.org

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or e-mail:  kitsapagent@gmail.com

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“Developing a Social Media Strategy”

If you’ve missed out on the previous installments, here they are:

“Social Media is a Conversation, not an Advertisement!”     “The ‘WHY’ of Social Media?“

“Taking AIM”      “Social Media Sushi“      “5 Keys to Having a Killer Blog!“

“Top 10 Ways to Feed Your Blog.”      “What’s in Your Social Media Tool Belt?“

In this next part of our series, we’re going to take a bold step….

“Beyond The Blog”

At this point, we’re going to assume that you have a blog and that you’ve been diligently posting good quality content there on a regular basis. The content that you generate can be one of the most valuable and effective marketing resources that you have. Think of your blog as the publishing house where your wealth of professional knowledge, advice, and experience is skillfully formatted and attractively packaged for consumption by your intended audience.

Your Blog Content is Like Cow Manure

In order for your valued blog content to be most effective and achieve its fullest impact, it needs to be spread around. The next successive step or key in your social media strategy is selecting the best tools/methods to spread/push/distribute/syndicate links to your prized content, thereby exposing it to the largest audience possible. Fortunately, given the tremendous amount of inter-connectivity being offered across multiple platforms, we have an abundance of viable venues to choose from.

Before we identify a few of those venues, allow me to make a couple of helpful suggestions as you’re evaluating potential sites:

Push Come to Shove

Don’t push or syndicate your content to a site unless you intend on actively participating on that site. In other words, don’t just automatically post a link from your blog article to your Twitter account if you never or rarely engage in actual conversations there. As with traditional ‘Interruption-Style’ marketing/advertising, your links simply become elevator noise to be ignored.

If You Blogged in the Woods, Would Anyone Listen?

Ensure that the platforms you choose are relevant for your content subject matter as well as your intended audience. Few things can be more frustrating than spending an inordinate amount of time and energy attempting to converse with a brick wall. Do the people you’re hoping to attract through your writing frequent the targeted site regularly? Are they actually being exposed to your articles? Obviously, this is where some good analytics need to be consistently employed and evaluated. We’ll discuss that in more detail later.

Go to Where the Conversations Are

While there are the obvious choices of highly popular social networks like Facebook and Twitter. there may be other smaller regional or even local platforms you can access as well. Does your local newspaper have a web presence with community bloggers? Or perhaps the Chamber of Commerce or Regional Visitors/Convention Bureau? Even hyper-local Neighborhood Blogs/networks are becoming more and more popular. You need to have an intimate knowledge of the ‘webscape’ of your specific market area and know what platforms/networks people are frequenting to connect and converse.

Stay Focused and Disciplined

When accessing social networks, it’s very easy to become sidetracked and lured away into time-consuming activities that offer very little, if any, return on your investment, i.e., Mafia Wars, Farmville, etc.. Even on networks such as ActiveRain we can become overly absorbed in chasing points or engaged in heated debates over politics/religion. Develop a consistent daily time-frame and task schedule for your social media involvements. Being focused and disciplined will allow you the time necessary to accomplish all of your traditional methods of marketing.

The Usual Suspects

It’s relatively easy to identify the more popular sites currently being used for effectively expanding one’s digital footprint and engaging in meaningful connections/conversations with your Sphere and potential clients. I’m going to name a few here, and in our next installment, I’ll begin to break each of them down individually, demonstrate how they can be incorporated into your social media strategy, and used  to effectively grow your business.

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DISCLAIMER: The author of this series is not a social media guru. Any similarity to such title, character or history of any said individual is entirely coincidental and unintentional.

An avid blogger since 2005, Rich has published over 1000 articles, most related to real estate. He enjoys using the tools of social media to brag/boast about the quality of Life on the picturesque Kitsap Peninsula in scenic WA State. He is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Crabbing in the Hood, Everyday CK, Facebook, Twitter, or e-mail:  kitsapagent@gmail.com

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It’s just that I really dislike the whole VA appraisal process. While we have many highly qualified appraisers here in Kitsap County WA, and most of them do an admirable job at determining property valuations, the whole VA appraisal process is horribly flawed.

If you follow any of my blogs, you know I’ve written on this subject many times before:

VA Appraisals and the Luck of the Draw Death of a Dream:  VA Appraisals Re-Visited

Curse of the VA Appraisal VA (Very Arbitrary) Appraisals in Kitsap County WA

Challenging VA Appraisals and Other Urban Legends

The challenge of accurately appraising a home’s current value in today’s volatile real estate market can be a difficult task to begin with. Add to that the rather nebulous and seemingly ‘subjective’ guidelines provided by the VA, and you definitely have a formula for potential frustration/stress.

With the recent sub-prime debacle, and the growing rate of short sales/foreclosures, lenders have really tightened their home loan requirements. This extremely cautious level of examination funnels down to the appraisers who are working on behalf of the Buyers and Lender to ensure that the property is worth the sales price agreed to in the purchase contract. As a result, we are beginning to experience an increasing number of appraisals that are coming in ‘under’ value, or below the mutually agreed contract sales price.

In addition to determining value, VA appraisers are also tasked with identifying any major structural defects or safety issues. Unfortunately, all too many times, the definition of what constitutes a structural defect or safety issue is somewhat vague or subjective. The VA guidelines don’t provide the appraiser with any substantive definitions as to what constitutes a safety hazard or the specific requirements that must be met in order to correct them. And to compound the problem, these items are normally called out as a ‘condition’ for funding, meaning that they must be resolved/corrected prior to closing.

I’ve endured a few transactions where so-called ‘conditions’ were imposed and they ended up killing the deal. Granted, if the roof has a big hole in it or the foundation is crumbling, such issues should be addressed and resolved prior to closing.

Unfortunately, common sense doesn’t always rule the day where VA appraisals are concerned. If a window sill has chipped paint (a purely cosmetic issue) and it’s the middle of January, wouldn’t  it make more sense to paint it later in the Spring or Summer when it isn’t raining? It doesn’t matter when it comes to VA financing. If the condition can’t be remedied before closing, the transaction won’t be funded. Period.

Decks are one of those home features that typically garners a lot of scrutiny. Is it structurally sound? Does it have adequate railings? But what if the deck is only 12 inches above ground level? Are railings necessary? The VA guidelines won’t tell you. It’s completely up to the respective appraiser and what their personal interpretation/definition of a potential safety hazard is.

As real estate professionals, we work very hard and diligently to ensure that the entire transaction goes as smoothly as possible for our clients. Unfortunately, elements like the VA appraisal are outside our ability to control. All we can do is prepare our clients for the frustrating uncertainties that may occur, and deal with them as best we can.

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Rich Jacobson is a licensed real estate professional providing knowledgeable empowerment and relentless representation for his clients of residential properties and vacant land throughout all of Kitsap County WA and portions of Pierce, Mason, and Jefferson Counties. You can also find him at KitsapLife.com, ActiveRain, Everyday CK, and Crabbing in the Hood, or you can e-mail him:  kitsapagent@gmail.com

Bookmark this article to:

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