Ask an Expert, Big Bear Real Estate

Brutally Honest Big Bear Real Estate

Sold in Big Bear, Week Ending 5/30/2009

Click here to see the details on these 5 homes.

  • 1  was bank owned “20%”
  • None of these homes were short sales
  • 4 were organic “80%” (traditional seller)
  • I can show you any home for sale in Big Bear.

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    Follow me on Twitter

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

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    May 30, 2009 Posted by | Big Bear Real Estate, Big Bear Real Estate Market, Sold in Big Bear | , , | Leave a comment

    The Simple Secret about Big Bear Real Estate that Everyone Knows

    • We don’t seem to want to admit, but we all know it is the single most important factor in determining if your home will sell.
    • It’s not something most real estate agents or sellers want to talk about.
    • If your house has been on the market for more than 60 days and doesn’t have an offer, you’re ignoring it.
    • If you home is in good repair, is easy to show, and hasn’t got an offer, you’ve overlooked it.
    • You can’t sell in this market until you get it right.
    • Do you know what the secret is?

    Click here to see the answer

    Previous posts on this topic:

    When do you want me to start telling you the truth?

    How Stale is your Listing?

    Spin the bottle

    I can show you any home for sale in Big Bear.

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    May 4, 2009 Posted by | Big Bear Market, Big Bear Real Estate, Big Bear Real Estate Market, Selling your home | , , , | Leave a comment

    Moonridge Area of Big Bear Sold Year to Date 4/28/2009

    Sold YTD through 4/28/2009

    Year to date through 4/28/2009 there have been 36 closed sales in Moonridge. There are 155 active Moonridge listings, and 21 pending in escrow. We have a 17 month supply of inventory at the current rate of sale. 13 of the 36 closed sales were Bank Owned and 3 were Short Sales.

    The price differential shown above tells us that the homes in Moonridge that are selling, sell very close to list price. This isn’t surprising to me, price is the most important factor in this market. When a home is priced correctly it will sell, it’s really that simple. Knowing what price to list at is by far the most important decision a seller must make. List price should be based on market conditions and not a sellers perception or need. Banks are making this more apparent, they are not emotionally attached to homes. Bank owned properties are being priced based upon comparable sales, and nothing else. This is why the bank owned homes sold in Moonridge have an average of 70 days on the market and all of the other types of sellers are averaging 217 days in the Moonridge area. That’s 3 times as long as the average bank owned listing.

    When I look deeper at the statistics, the bank owned homes sold have a price differential of 100.11%, and the other types of sellers are at 93.46% of list. During the extra days on the market the sellers were chasing the market with price reductions until they finally get their homes price to match the market, and then like magic they sell! This is good, but not great. One thing that happens in this scenario is that the buyer sees that the home has been on the market 200 days and decides that the seller must be motivated to take less. This generates a lower offer, thus the 93.46% price differential.

    First impression of value creates a sense of urgency in buyers, once lost the buyer assumes you are over priced. If not, why didn’t someone put in an offer?

    If you would like to discuss the Big Bear Real Estate market, please give me a call.

    I can show you any home for sale in Big Bear.

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    Follow me on Twitter

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

     

    April 28, 2009 Posted by | Bank owned in Big Bear, Big Bear Market, Big Bear Real Estate, Big Bear Real Estate Market, Moonridge, Selling your home, Sold in Big Bear | , , , , , , , | 2 Comments

    How much marketing will it take to sell my overpriced house?

    How many overpriced homes have sold lately in your neighborhood? Are there a many people buying houses in your home town just because the agent had stupendous marketing?

    I am not going to try to over analyze a simple topic

    There is a common denominator with all homes that are currently selling…. they are priced at or below market value. They are priced like the bank owned and short sale listings. They compete with the best values in the market.

    No amount of marketing will sell an overpriced house. None of the gimmicks, no talking signs, no flashing lights, no open houses, not even a higher commission to the selling agent.

    In today’s market, it is all about the price. If the price is wrong, you loose.

    The single most important item in determining if your house sells is the price. Don’t try to build in a little cushion in the price.

    If your going fishing in the Big Bear Lake housing market, you’ll want to have the best bait.

    Pricing your Big Bear home over market value will net you a stale listing.

    So, when do you want me to start telling you the truth Mr. Seller?

    As you can see, this is not a new topic for me. I would rather hammer my toes with a sledge hammer, than loose money for a seller that is chasing the market down.

    I can show you any home for sale in Big Bear.

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    Follow me on Twitter

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

    Previously posted on Active Rain

    March 28, 2009 Posted by | Big Bear Market, Big Bear Real Estate, Big Bear Real Estate Market, Real Estate | , , , , , | Leave a comment

    Sold this week in Big Bear 3/28/09

    This week we have 7 closed sales to report in Big Bear.

     

     

    822 W Country Club, Big Bear City 

    • Listed originally for $190,000 on 5/13/08
    • Seller Owned
    • Sold 292 days

    928 Kingston, Big Bear City

    • Listed by previous owner for $450,000 in 2006
    • Bank Owned
    • Sold in 7 days

    438 Boyd Trail, Big Bear Lake

    • Listed by previous owner for $330,000 8/31/07
    • Bank Owned
    • Sold in 123 days

    203 Knoll, Big Bear Lake

    • Listed originally for $450,000 on 7/31/08
    • Seller Owned
    • Sold in 205 days

    125 Bayside, Big Bear Lake

    • Listed originally for $899,950 on 6/07/07
    • Seller Owned
    • Sold in 606 days

    42584 Cougar, Moonridge

    • Listed originally for $154,900 on 9/18/08
    • Bank Owned
    • Sold in 140 days

    1693 Columbine, Moonridge

    • Listed originally for $515,000 on 10/31/07
    • Short Sale
    • Sold in 391 Days

    I can show you any home for sale in Big Bear.

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    Follow me on Twitter

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

    March 28, 2009 Posted by | Big Bear Market, Big Bear Real Estate, Big Bear Real Estate Market, Real Estate, Sold in Big Bear | , , , , , , | Leave a comment

    Multiple Choice Test for Sellers.

    1. Is your Realtor the person that sells your home?

    A- YES

    B- NO

    C – My Realtor can only sell my house if it is priced at a value, easy to show and is listed in the local Multiple Listing Service that attracts agents and their buyers.

     

     2. Is the marketing package that your Realtor puts together going to sell your home?

    A- Yes, if the House is in the newspaper

    B – Only if the house is priced correctly based on market conditions.

    C – Yes, if people see a big picture of my agent in the ad.

     

    3.  How much marketing will it take to sell your overpriced home?  

    A- Buyers will pay more if they see the house advertised more frequently and in multiple locations.

    B – The more money my agent spends the better my chances are.

    C- Listing the home in the multiple listing service that the agents are using in the area, taking quality photos, cleaning the home up, making showings easy for buyers and pricing my property correctly will work every time.

     

    4. What is the single most important factor in determining if your home sells?

    A- The popularity of my agent, and the size of his ego.

    B- The amount of open houses that are held at my home.

    C- The Price.

     

    5.  What can fix everything that is keeping a buyer from buying your house?

    A- The handyman.

    B- My neighbor

    C- The price

     

    6.What overcomes all obstacles and makes a buyer happy to accepted any and all negatives? 

    A- The Price / final answer.

     

    I can give you the right price. I can tell you what needs to be done to make your home more attractive to buyers. I will tell you the truth. 

    Search the Big Bear MLS (Multiple Listing Service)

    Search the Southern California MLS  (Multiple Listing Service)

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

    Follow me on Twitter

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

    Answers:
    1. C, 2. B, 3. C, 4. C, 5. C, 6. A
     
     
     
     

     

     

    March 15, 2009 Posted by | Big Bear Market, Big Bear Real Estate, Big Bear Real Estate Market, Homes for Sale in Big Bear, Living in Big Bear, Real Estate, Selling your home, Sold in Big Bear | , , , , , | Leave a comment

    If your going fishing in the Big Bear Lake housing market, you’ll want to have the best bait.

    The current Big Bear housing market is tough on sellers. If you are thinking about fishing for a buyer in Big Bear, but aren’t willing to have the best bait, you might as well watch the beautiful Big Bear sunset. Houses in Big Bear will need to be priced at or below market value to be shown. Big Bear homes that are selling are either the very best home, or the very best deal. If you’re fishing for a buyer in Big Bear you will need to hire the best guide (Realtor) available. If you are a seller and you don’t have the very best house, you had better price your home to be the best deal or you’re wasting your time. If you want to wait and see, I can tell you what you will see.  You will see the true value of your home decrease and if you do sell, you will get less than you wanted. Most sellers that have sold recently in Big Bear have not been thrilled with the price that they got. Even after you price your home to be the best value, you will more than likely see offers that are 10% or more below your asking price. These are serious buyers, but they want a deal. If you get one of these elusive buyers in the boat,handle them with care as they are very slippery.

     

    If your’re fishing for a deal on Big Bear Real Estate, you have arrived at the peak of the season. The lake has just been planted with some big lunkers. There are some great deals to be made. Most sellers are motivated and if you are going to go on a fishing trip this spring, get a guide (Realtor) that knows where the hot fishing holes are. Make sure your guide knows about all of the different varieties of fish that the lake has. When you find the perfect fishing hole, be sure to chum the water with a large good faith deposit and a prequalification letter from your lender. This will net you the best fish with the least amount of bait. 

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

     

      Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

    Previously posted on the “Big Bear Real Estate Blog” active rain

    January 31, 2009 Posted by | Big Bear Real Estate | , , , , , | Leave a comment

    Residential Sales Big Bear MLS January 2009

    These are the Closed / Sold Residential Properties for the month of January in the Big Bear Area MLS. As you can see the price range was substantial.  Only five of the thirty nine sold were priced over $500,000. Average price differential (list vs. sold) is at 95.02%  valley wide.  Below is the break down for the different areas of Big Bear.

      Big Bear City

    Big Bear Lake

    Erwin Lake and Meadowbrook

    Fawnskin

    Fox Farm

     

    Moonridge

    Sugarloaf

    Whispering Forest

    With 10 of the 39 (25%) of the closings happening in the Moonridge Area of Big Bear, I would say that the buyers are voting with their dollars.

     

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

     

      Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

     

     

     

     

     

    January 31, 2009 Posted by | Big Bear Market | , , , , , , | Leave a comment

    There are plenty of bank owned properties available, let’s not fight over them.

    Dont Fight, We Have Plenty!

    Don't Fight, We Have Plenty!

     

    If you are looking for a bank owned property in Big Bear, your in luck. We currently have 63 active bank owned listings to choose from. There are new bank owned properties coming on the market daily. The best deals are selling in less than 30 days and for near list price, sometimes over list price. Bring your checkbook and make a trip up to Big Bear. The interest rates are low and opportunities are abundant.

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

     

    Subscribe to “Ask an Expert, Big Bear Real Estate Blog”

    January 30, 2009 Posted by | Big Bear Market, Big Bear Real Estate | , , , , , | Leave a comment

    How Stale is your Listing?

    Sellers that have been chasing the market down for the past year or more need to understand something:

    Your listing is stale!

     

    It’s definitely stale, and not just to the local Real Estate agents that have no interest in showing it. It is also stale to the buyers that now spend months on the internet searching for the right house. All of these people are bored with your extended listing and unreasonable attempt to sell above the market price.

    Now that you have a stale listing, what overcomes the objection?

    Price!

    As a former retailer a phrase that stands out is:

    You can sell anything when you get it to the right price.!

    Holding out for a higher price will net you less in the market we are in. Clinging on to some Zillow number or the price that someone on you block has been listed at forever will not force a buyer to purchase your overpriced listing.

    It’s all about price.

    Until you are ready to compete with the bank owned inventory, stay off the market. The quickest way to turn a Real Estate market around from a buyer’s market to a seller’s market is to get the active listings (inventory) to a level that supports 5 months of sales or less. When buyers have over a years supply (Big Bears current level), the buyers are in charge. So, do yourself and the market a favor, price your home to compete or don’t list.
    In Big Bear we have 1098 residential listings today. According to the local MLS we have had 65 residential properties close since 10/1/08.

    Sold October 2008

    As you can see, the price differential for the closed sales in October show 96.73% of asking price. Don’t build a compromise in your price that keeps buyers from seeing your home as a value. In other words, don’t price at $250,000 hoping to get an offer at $225,000. Yes if you home is worth $250,000 you will get offers at $225,000, but if your house is worth $225,000 and you price it at $250,000 it won’t get shown and that translates to an eventual stale listing.

    In this market, price your home just under market value and hope that a qualified buyer sees it before you have to amend the price even lower. 

    Steve Hirschler

    Associate, The Tim Wood Group

    Coldwell Banker Mountain Gallery

    42153 Big Bear Blvd.

    P.O. BOX 6820

    Big Bear Lake, CA 92315

    stevehirschler@gmail.com

    909 866-3481 EXT. 217 CELL 909 725-5889

    Fax 909 866-3531

    http://www.stevesellsbigbear.com

     

     

    November 4, 2008 Posted by | Big Bear Real Estate | | Leave a comment