Tag Archives: selling

Residential real estate market stats for Onslow County NC area, September 2013.





Residential Unit Sales Stats And Ranking By Office


Statistics from Jacksonville Board of REALTORS®  MLS (Onslow County Areas 1-7)


January – September 2013          





Total Number of Residential Sales “Sold” YTD 9/30/2013 = 2158 (2250 in 2012)

Decrease of 92 or Down 4%  

Total Number of Active Residential Listings = 2487




Total Number of SF and NC 1,2,3 “Sold” YTD 9/30/2013 = 1835 (1999 in 2012)

Decrease of 164 or Down 8%

Total Number of Active SF, NC 1,2,3 = 2027

Total Number of NC 1,2,3 “Sold” YTD 9/30/2013 = 985 (1235 in 2012)

Decrease of 250 or Down 20%

Total Number of Active NC Residential Listings = 748




Total Number of SF 1,2,3 “Sold” YTD 9/30/2013 (NOT INCLUDING REO SALES)= 593 (668 in 2012)

Decrease of 75 or Down 11%

Total Number of Active Re-Sale Residential Listings = 1164

Total Number of  REO SF 1,2,3 “Sold” YTD 9/30/2013 = 257 (96 in 2012)

Increase of 161 or Up 168%

Total Number of Active REO Re-Sale Residential Listings = 115




Month over Month Comparison September 2012 – September 2013          





Total Number of Residential Sales “Sold” Sep 2013 – Sep 2012 = 201 (228 in 2012)

Decrease of 27 or Down 12%  

Total Number of Active Residential Listings = 2487

Total Number of SF and NC 1,2,3 “Sold” Sep 2013 – Sep 2012 = 161 (193 in 2012)

Decrease of 32 or Down 17%

Total Number of Active SF, NC 1,2,3 = 2027




Total Number of NC 1,2,3 “Sold” Sep 2013 – Sep 2012 = 80 (115 in 2012)

Decrease of 35 or Down 30%

Total Number of Active NC Residential Listings = 748

Total Number of SF 1,2,3 “Sold” Sep 2013 – Sep 2012 (NOT INCLUDING REO SALES)= 56 (69 in 2012)

Decrease of 13 or Down 19%

Total Number of Active Re-Sale Residential Listings = 1164




Total Number of  REO SF 1,2,3 “Sold” Sep 2013 – Sep 2012 = 25 (9 in 2012)

Increase of 16 or Up 178%

Total Number of Active REO Re-Sale Residential Listings = 115





Total “Active” numbers as of October 7, 2013








Info Obtained from Jacksonville Board of REALTORS MLS

January 1, 2013 – September 30, 2013













% Volume








Keller Williams









C 21 Sweyer









Coldwell Banker Fountain









Coldwell Banker Sea Coast Ad









C 21 American Properties









C 21 Champion


















Non -Member Selling Office









Treasure Realty









C 21 American Properties West









Prudential Hometown









Landmark Real Estate









Choice Jacksonville Realty









Courtney Carter Homes









Castro Real Estate Group









DR Horton Inc









Fonville Morisey & Barefoot









RE/MAX Home Connections II









Cold Banker Sea Coast- Surf City









Harrison Dorn Innovative Property









Baby Garrett is a motivator in more ways than one.



I never thought I was a person who would get such pleasure from doing something someone had told me wasn’t possible, even if I wasn’t planning to do so.  I have made some personal and professional decisions over the years based on the supposition that children of my own were a very long shot, at least without serious medical intervention.

This handsome fellow, with his fist in the air says challenge your thoughts, challenge convention.  When life places a bend in your path or an “obstacle” you weren’t anticipating. . .take the dive.  I have to admit, previously I had been a “keep the status quo” kind of girl, anti-surprise party. . .and a planner ten steps in advance (as a very clumsy child who was placed in ballet as a toddler- plotting your next dozen steps keeps you from tripping and falling).  HE has been the most mind blowing and joyous surprise I could have NEVER anticipated.

Part of me would love to pack up Garrett for a visit to the Brody School of Medicine for a hello and visit to some nurses I got to know very well years ago, but I’m so pleased with the (not so, since I’m writing here) silent knowledge  that despite some crazy hurdles, insane odds, and what-are-the-chances timing. . .he’s almost here.

To date, Garrett is the best adventure I’ve taken.  I can’t wait to see what my cohort and I get into in this next very exciting chapter in my life.  So far, he’s been a most excellent and gallant escort while meeting clients and showing homes.  🙂

May you have many exciting new chapters in YOUR life and amazing adventures on your horizon.

A note from our AM Sales meeting- better communication with appraisals.


G u E S T C O L u M N I S T








Can I Talk to the Real Estate Appraiser?








NAR conducted a survey in September 2012 and found that


11% of REALTORS® had a contract canceled because the


appraised value was lower than the contract sales price, 9%


reported a delay in the scheduled closing and 15% indicated


the purchase price was renegotiated at closing due to the


appraised value being lower than the original contract sales


“The requirements of subsection (b) shall not be construed


as prohibiting a mortgage lender, mortgage broker, mortgage


banker, real estate broker, appraisal management company,


employee of an appraisal management company, consumer, or


any other person with an interest in a real estate transaction


from asking an appraiser to undertake 1 or more of the




(1) Consider additional, appropriate property information,


including the consideration of additional comparable


properties to make or support an appraisal.


(2) Provide further detail, substantiation, or explanation for


Although showings are rising, contracts


are being written, and purchase prices


appear to be increasing, appraised


values sometimes do not match the


contract price. You have a good offer


on your listing and believe you have


provided the seller with competent


information from your CMA, which


properly prices the property to sell at


the most probable sales price for the


subject property in the current market. Then, the appraisal comes back


lower than the original contract price.


You have been told that you cannot


talk to the appraiser under any circumstances because it is against the law.


Well, that is simply not true. There is no


prohibition against real estate brokers contacting


appraisers about a mortgage loan appraisal when they have


the appraiser’s value conclusion.


(3) Correct errors in the appraisal




Although this language does


address the issues that brokers can


ask an appraiser to consider, note


that it does not allow a full blown


“conversation” or “discussion”


with the appraiser. The implication


is that the flow of information is


essentially one-way, from the broker


to the appraiser. A broker can NOT


anticipate there will be any substantial “conversation” or “discussion”


about the appraisal or its




Dodd-Frank does not provide for any other


Brokers are allowed to contact appraisers and provide additional property information, including a copy of the sales


contract for purchase transactions. Brokers may not intimidate


or bribe an appraiser and an appraiser may not disclose confidential information about the appraisal or the appraisal assignment at any time. The language of Dodd-Frank is specifically


form of communication between the broker and the




Appraisers Are Subject to Increased Regulation


The housing market is certainly complex and so is the


appraisal process. The national housing market downturn


brought numerous regulatory changes to the real estate


industry, including the entire appraisal process and those


who provide appraisal services. The Dodd-Frank Wall Street


Reform and Consumer Protection Act was signed into law


by President Obama in 2010.


Dodd-Frank “sunsetted” the


Home Valuation Code of


Conduct (HVCC) and required


the Federal Reserve to amend


the appraisal independence


rules. The interim final rule


became effective April 1, 2011


and applies to all consumer


credit transactions secured by


a consumer’s principal dwelling. Fannie Mae and Freddie


Mac servicing guidelines now


reflect this rule. In addition,


state laws and regulations


require appraisers to comply


with the Uniform Standards of


Professional Appraisal Practice


Dodd-Frank contains provisions about the function and


regulation of appraisal management companies (AMCs).


AMCs remove the administrative processes of appraisal management from the lender’s control. For a fee, the AMC recruits


appraisers, contracts with them


to perform appraisals, manages


the appraisal process, pays the


appraisers and reviews their


work. The regulations prevent


mortgage brokers or real estate


agents from selecting or paying


an appraiser if the appraiser’s


report will be used for lending


purposes. Based on DoddFrank, AMCs have sometimes


instructed appraisers to significantly limit their interaction


with interested parties to the


transaction. This has caused


much of the confusion on what


type of contact and talk can be


10 Tips Brokers Can Utilize to Help the Appraisal Process:


w Don’t put restrictions on the appraiser in making an appointment to inspect


the property. If your MLS utilizes an appointment system, use it. You will be


notified of the appraiser’s site inspection.


w If an appraiser calls, be responsive and provide as much information as needed. Return the call promptly even if your listing has closed. You are the expert


source of info on your listing, and the appraiser may not be aware of the hidden


features or upgrades.


w Be as descriptive as possible in MLS about your listing. Include ample photos


and documents.


w Don’t use or reference tax records as your “source” of information. Do the


proper leg-work on your listing; it builds significant long-term credibility among


your peers and local appraisers.


w Distinguish “Above-Grade” Living Area from “Below-Grade” Living Area in


your MLS, particularly the quality of finish in “Below-Grade” Living Area, Attics,


Bonus Rooms, Decks, Porches, etc.


w Provide an “Appraisers Package” in advance and have it available at the


property when the appraiser is inspecting the property, or meet the appraiser


at the property so you can answer any questions, inform them of the unique


features of the property or neighborhood, and allow the appraiser the space


and time to complete their inspection (Appraisers Package could include: Plats,


Surveys, Deeds, Covenants, HOA Documents, Floor Plans, Specifications,


Inspection Reports, neighborhood details, recent similar quality comparables,


detailed list & dates of upgrades and remodels, photos, etc).


w Provide a fully executed copy of the purchase contract, including all addenda.


w Explain to the seller or buyer that the role of the appraiser is not to confirm


the sales price but to provide the lender an independent opinion of the value


of the underlying collateral. Provide the seller or buyer a copy of the brochure


developed by The Appraisal Foundation entitled “A Guide to Understanding a


Residential Appraisal,” available for download at http://www.realtor.org/appraisal/aguide-to-understanding-a-residential-appraisal – 2013-03-28.


w REALTORS® and consumers can be present during the appraisal inspection.


Make sure all parties allow the appraiser the space and time to complete their


appraisal inspection.


w Make sure the property condition (inside and outside) is the best possible for


the appraisal inspection, and inform the seller that interior and exterior photos


will be taken by the appraiser.


(continued on page 10)


INSIGHT May 2013 9


For many years the National Association of REALTORS®


has spoken out for an “independent appraisal process” for


licensed and certified appraisal professionals. In 2012 NAR


adopted the “Responsible Valuation Policy” outlining NAR’s


position on valuing and pricing property. This NAR Policy


can be found at http://www.realtor.org/appraisal/responsible-valuation-policy.


What Can Appraisers Discuss After the Report Has


Been Sent to the Lender/Client?


Once an appraisal assignment is completed and sent to the client, the Uniform Standards of Professional Appraisal Practice


(USPAP) prohibit an appraiser from discussing the results


of the report with anyone other than the client who ordered


the appraisal, or parties designated by the client. In order to


ask an appraiser to correct errors in the appraisal report, a


broker must use the client, typically the lender, as an intermediary. The client may choose to provide additional data to


the appraiser for consideration. The language from USPAP’s



There are many things brokers


and sellers can do to put the


property that is the subject of


the appraisal in the best position


possible for the most favorable


appraised value outcome.



“An appraiser must not disclose 1) confidential information; or


2) assignment [appraisal] results to anyone other than:


w persons specifically authorized by the client;


w state appraiser regulatory agencies;


w third parties as may be authorized by due process of law; or


w a duly authorized professional peer review committee except


when such disclosure to a committee would violate applicable


What Can Brokers Do to Help the Process?


First, recognize that the appraiser’s function is to develop an


independent and impartial opinion of the value of the property for the lender (the appraiser’s client) to determine what


the value of the underlying collateral is for the lender to base


their financial lending decision on.


There are many things brokers and sellers can do to put the


property that is the subject of the appraisal in the best position possible for the most favorable appraised value outcome.


The most important is providing as much accurate, current


and detailed information on the subject property as possible.


Most of that information can easily be provided through the


local MLS, which is not only beneficial to the appraiser of the


subject property, but equally beneficial when the appraiser


uses that same information as a future comparable. Potential


homebuyers also benefit from the information during their


search process. This is the first opportunity for the listing


broker to provide accurate, current and detailed information about the subject property as well as the broker’s unique


knowledge of the local real estate market through supporting


information and documentation on the subject property.


An example would be when the subject property has extensive “energy efficiency” amenities, “green” or other similar


“high-performance” characteristics. It would be appropriate that the lender is informed, in advance, that a properly


qualified appraiser who is proficient in appraising “green”


properties should be selected. Some MLS systems provide for


energy efficiency details and certifications that can be incorporated directly into the listing information as an integral part of


the listing data. Take advantage of this feature.


Another thing brokers can do easily to help the overall


appraisal process is to incorporate as many photographs as


the local MLS system will allow. Include not only a front


photo, but also a rear photo and possibly a street or other


neighborhood amenity photo, in addition to photos of all


the major rooms and all the special features of the property.


According to NAR, those listings with more detailed photos


of the property sell much more quickly than those which have


few or no photographs. An accurate, detailed MLS listing


is vital to all interested parties, including the appraiser. The


more details the better.


NOTE: As of March 1, 2013 there were 3,498 licensed and


certified appraisers in North Carolina.


NOTE: The Appraisal Subcommittee (ASC) of Congress has


been charged with implementing the Consumer Financial


Protection Bureau (CFPB), which gives consumers an information resource to help complainants determine the appropriate


legal authority to receive their complaint involving allegations


of non-compliance with USPAP or appraisal independence


requirements. Access the Hotline at http://refermyappraisalcomplaint.asc.gov/ or by calling toll free (877) 739-0096. v

Grit, passion and generally kicking ass-I’m sure it’s on her resume.


In life it’s great when you can find an author who helps give you a swift kick in the butt when you’re needing inspiration, someone who can get those brain juices pumping like a lemonade dispenser at a chick-fil-a during the summertime.   Sally Hogshead is that for me.  How can you not appreciate a chick who’s website tag line is: ” A hogshead is a barrel that holds 62 gallons.  So what’s your name, smartass?”  Sure, you can toss me in a lbd and slap on some classic jewelry and make me stand around and drink tea and eat cucumber finger sandwiches but at heart, I’m still that girl who gets a good belly laugh out of the great things in life like dirty jokes, great stories, meeting new folks and laughing so hard my sides hurt.

Just picked up and blasted through her latest book, Fascinate http://search.barnesandnoble.com/Fascinate/Sally-Hogshead/e/9780062061713/?itm=3&USRI=sally+hogshead , which, as expected, rocked.  If you haven’t stumbled across her first book, Radical Careering, it’s a must read also, however out of print http://www.amazon.com/Radical-Careering-Truths-Jumpstart-Career/dp/B000F5FR1M/ref=pd_sim_b_4.

Anyhoo, enjoying a fired up author as I do and being a little too plugged in to sites like twitter and StumbleUpon, I found out she eloped recently which I think is so rocking and so her.  http://www.lovetifblog.com/?p=657  Kinda have to read to appreciate and no, it’s not some TLC wedding story mumbo jumbo, just kick-ass big love and them celebrating it together.  Oh, and a pink wig is involved.

SO, if you’re looking for a little self-inflicted ass kicking with a side of fire in your belly, she’s a great read, tons of personality and lots of great real world examples.  If you can’t smile while reading anything she does, you must have the personality of a spork, just sayin.’










Crack down on Fake PCS and other news. . .



I’m sure I don’t need to tell you there have been lots of changes in the real estate industry in the last few years.  Rumor patrol is part of my job.  We had an amazing series of meetings with base officials, state organizations, and peers.  The result?  A few updates.

-Rumors have swirled for years that E5 and below are required to stay on base.  Not the case.  No USMC order exists nor is one planned.

-North Carolina has had some changes in the way fees can be assessed and collected for property management and tenants.  If you have questions regarding your lease, property manager, your rights as a tenant or owner, feel free to call or email.  If you are a tenant and have a dispute with the property management firm or the property owner, do not simply move out of the property and abandon your lease.  Consult an attorney or even a competing firm for help on how to constructively sole your problem and keep you out of the court system.

-FALSE PCS ORDERS.  Enacted in 2003, the Soldiers and Sailors Relief act (http://usmilitary.about.com/od/sscra/l/blsscra.htm) was drafted to protect Active (and later amended to cover Reservists) Duty Service Members.  With a simple thirty notice and a copy of PCS  orders(Permanent Change of Station), a service member could break their lease with no penalty.  For a variety of reasons: found a home they’d like to buy, tired of the current living arrangements, divorce, etc. there has been a rise in folks drafting FALSE PCS ORDERS to help them break leases or terminate a real estate transaction, abusing the Soldiers and Sailors Relief Act and creating financial turmoil for innocent builders, property owners and managers.  In the instance of the USMC, there has and will continue to be a crack down.  My firm verifies each and every copy of PCS orders breaking a lease or a contract by contacting the Command which has had mixed results.  In several instances the result was the active duty member being booted from their respective service.  If you’re reading this thinking about falsifying pcs orders, there are other, legal options (ask me if you have questions, regardless of where you’re located).  From this week forward, there will be a point of contact (POC) at Camp Lejeune who will research each and every inquiry and report back directly.  Don’t be that guy that gets caught.

If this info wasn’t helpful in answering your questions. . .or even created more, feel free to shoot me an email and I’ll get you some answers.

***I would type out a LONG disclaimer here, however, I have homes to show and clients to meet.  In SHORT: No, I’m not an attorney but I know a few so don’t take anything here as the gospel.  I’m a North Carolina licensed Real Estate Broker and REALTOR so if you’re not in NC, things might be a little different.  If you’re looking to move anywhere in the world and don’t want to throw a dart at the phone book to find a talented and experienced agent you wouldn’t mind being locked in a car or office with for a several day long house hunt, it’s a handy match-making service I provide free of charge.  Thinking of buying, selling or renting?  I can help you weigh the pros and cons and navigate the process.  Give me a holler!

Spring has sprung which was cause for a new blog title.


   TheGlassHouseBlog.com is alive and kicking. . .feel free to pick up a rock every now and then and pitch it my way.  Love some feedback and more ideas. . .this year I think there are a few treats in store in terms of format, new topics, etc. so keep checking back.  New business cards are on order. . .and at some point this spring, I’ll get around to a new head shot but enjoy the snap to your left for the time being.

 Lots happening in the real estate market of Onslow County NC.  I have a few blogs-in-progress but work, handily, gets in the way at times and dampens the creative spirit.  Adding some new folks to the team this year as well, so, should you visit, new smiling faces to meet.

If you’d like a snap shot of the market conditions for your specific needs and timeline, it’s a free serice I provide as well as free relocation services. . .if you’re anywhere in the world, I can research and find you an experienced and friendly agent with a rockin’ track record so you aren’t just throwing darts at the phone book looking for talanted help.

Visit www.910homes.net . . .and if you know a talented computer geek (or happen to be one), I’d love some new layout ideas/options. . .thinking over web domain renovation and I’m open to suggestions.

In the meantime, I’m wrapping up some comparative market analysis projects for a few homes today and managed while out at lunch to find some cotton candy scented body spray at Walgreen’s to complete the Easter Bunny ensemble I’ll don for the annual office Easter party.  Like Elle Woods in Legally Blonde with her pink scented resume. . .I figured smelling less like a costume out of a box after a year, smelling like candy might be helpful with scared wee ones.  We shall see! 

I have a blog crush


I tend to snoop around and poke through fellow real estate bloggers and have a new real estate blog crush, http://toddlongcentury21.wordpress.com/ . . . inspiring me to take it to another level!  I have more work to do, rolling up the sleeves and getting down to business!

As usual, if you have questions about the status of the market and what it means for you, give me a call, email or text.  910.554.0761 and mckenziesellshomes@gmail.com and check back often for more information!