Sold in Big Bear, Week Ending 5/30/2009
Click here to see the details on these 5 homes.
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
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?
Previous posts on this topic:
When do you want me to start telling you the truth?
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
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
Subscribe to “Ask an Expert, Big Bear Real Estate Blog”
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
Subscribe to “Ask an Expert, Big Bear Real Estate Blog”
Previously posted on Active Rain
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
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
Subscribe to “Ask an Expert, Big Bear Real Estate Blog”
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
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”
There are plenty of bank owned properties available, let’s not fight over them.
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
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!
You can sell anything when you get it to the right price.!
It’s all about price.
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
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The Tim Wood Group- No Aurora Borealis, no Northern Lights, just a nice spot at Baker Pond with some puffy white clouds…
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