15 Valley Farms Road
Fairfield, Maine  04937
1-207-453-0123

Client relationship
As a seller of Maine real estate, there are two basic levels of service in regards to the relationship between a seller and a real estate agency. A seller can be a customer or a client. Traditionally, the difference between the two is a matter of semantics, but in the Maine real estate world, the differences are enormous and a seller can benefit greatly with a better understanding of these two different relationship.

As a customer in a Maine real estate agency relationship, a seller must be treated honestly and not knowingly provide false information; account for any money or property in regards to any contracts; and comply with state and federal laws pertaining to real estate brokerage activity. As a client, a seller would receive the same services mentioned above for a customer, but also have the opportunity to receive additional services from the selling agency. Primarily, the agent is to promote the Sellers best interest as directed by the seller which involves negotiating the best price and terms for the seller. In addition, the client relationship requires the appointed agent of the agency to maintain confidentiality of specific client information which may be crucial in any negotiating process. Generally speaking, a seller entering into an Exclusive Right to Sell Listing Agreement has established this client relationship. However, not all sellers of real estate in dealing with a real estate agent or agency are receiving this special client relationship services. In fact, some sellers can be in a situation whereby the real estate agent is working exclusively on behave of a buyer and not working in any best interest of a seller. For this reason, it is important to understand these relationships as it has the potential to cost or save thousands of dollars for the seller.

Maine House Appraisals
Real estate agents have the opportunity to provide sellers with a comparative market analysis of their property. This process is not to be confused with a professional Maine appraisal. However, it is designed to provide a seller with a marketable range of their property in regards to what it might sell for in the current real estate market. I can provide a free comparative market analysis of your property before you list it with Prudential Northeast Properties or any agency of your choice. The process involve the comparison of other similar properties which have sold recently to your property. Most sellers have an idea of what they would like to sell their property for based upon many factors including what they originally paid for it and what they have invested since ownership; what their current debt obligations are; their motivations for selling; and what their understanding of the current real estate market including what they believe other similar properties have sold for. The comparative market analysis can provide the seller with a range of what their property might sell for rather than one absolute number as many factors can have an impact on determining a fair market value of a property. The benefit of this analysis is that it is not impacted by issues that may not attribute value to a property. This can be quite frustrating for some sellers of real estate. Seller Frustration Example 1: One primary issue that can affect price of real estate that a seller has virtually no control over and that is the subject of interest rates. As interest rates lower, more people are able to afford higher prices for real estate. As more people enter the real estate market as buyers, the competition drives up property values. As interest rates increase, the opposite affect usually occurs. Buyers cannot afford as much as their potential mortgage payments are increased resulting in their inability to pay a higher price. Some buyers drop out of the market as the value of renting often becomes a temporarily better value than purchasing at the higher interest rates. Seller Frustration Example 2: A property owner who has invested a certain amount of money into their property is generally looking to get a fair return on their investment. Unfortunately, some investments in property may not add dollar-for-dollar value to the property at the time of sale. For example, a marble countertop in a kitchen might cost $5,000.00 but depending on the location of the house, a buyer might not see the same value and more importantly a professional appraiser might not give the same value that was paid. I could give many examples of these types of situations, and it might be the single most frustrating situations for sellers.

Multiple Listing Service (MLS)
State-wide there are more than 1,000 real estate agencies participating in the Maine Multiple Listing Service. For a seller, the cost to have their property promoted on the system is usually absorbed within the general costs associated with listing properties by an agency. The potential to reach a much wider audience can help a seller get a better price and it can shorten the selling time-frame. An agency that choses to list properties in the Maine MLS system faces the risk of losing as much as half of the commission that was contracted with the seller. For most agents, agencies and sellers, that risk is well worth it, as properties can sell quicker and the exposure to a greater audience keeps the value of properties higher. It is important to understand that not every licensed agent or agency in Maine participates in the Maine MLS system. Prudential Northeast Properties offers this service as a part of the seller listing agreement

Selling a Maine house
The sale of any Maine real estate is subject to Maine Real Estate Law regardless of whether the sale involves a real estate agent or agency. There are certain disclosures, forms, taxes and filings that are required to be made that are of a legal nature. In addition, there are forms and filings that are not necessarily law, but in the best interest of a seller to make sure that they are completed to reduce liabilities. A good real estate agent will not only walk through and explain these issues, but in many cases assist the buyer in making sure that each step is taken to make a transaction go over smoothly and completely to the satisfaction of the seller of a property. Prior to listing a property, a homeowner can benefit by taking some pre-emptive actions to get the best price for their property. Simple maintenance and cleanliness can make a great difference in the presentation of a home. Some sellers want to invest in a brand new kitchen, or add a family room in the basement, or pave the driveway. Before investing any money into a home prior to listing, it might be worth consulting with a real estate agent. As an agent appointed by Prudential Northeast Properties, I would be interested in discussing the options for Maine homeowners who are considering selling.

Selling a Maine Business or Commercial Property
Owning a Maine business can be very rewarding. Understanding some basics on how to sell a Maine business can prove to be a profitable experience depending upon the process taken up to and including the period of time that it comes on the market. Prudential Northeast Properties offers a team of professionals who are capable in assisting business owners with the process, determining saleable value and completing the sale with any prospective Maine business owner. Self-employment in Maine may be considered to be one of the largest employers when you put all contractors and sub-contractors, retail, service, lodging, wholesale, manufacturing and agricultural types of businesses. In regards to relationships with real estate agencies, there are basically three different types of business properties that can be offered for sale: Businesses with Real Estate involved; Businesses with no Real Estate involved; and Commercial properties that are vacant awaiting a business to move into the property being offered. Determining value of a business property is a key factor for most sellers when the attempt is made to sell. That value can be established at a higher level provided that books, financials, accounts payable and tax returns are kept up, current and easily understood and made accessible. Any business owner can benefit greatly by having a consultation with a business broker well in advance of selling a business to maximize the property's value. Many elements can make up the entire value of a sales price which include, but not limited to: real estate, equipment, inventory, accounts receivable, good will, non-compete agreements and more. The type of entity being offered may also have an impact on the sale of a business. A sole-proprietorship might need to be handled differently than a corporation, and the same is true for a partnership. Sometimes, for the sake of getting the highest value a sale may include an initial sale of a business with a later sale of the real estate. I am eager to discuss the various options available to Maine business owners on how they can maximize selling a business.

Selling a Maine apartment building
I have personally owned and operated several apartment buildings for years and have a complete understanding of the landlord-tenant relationship as well as the situations involved with owning multi-families. I have personally purchased a duplex, tri-plex, commercial property with upstairs residential component, and apartment buildings with more than four units. Understanding the differences in these various dwellings and the prospective buyers can have a major impact in the presentation and sale of apartment buildings. Traditionally with most financial institutions, a property with more than 4 units is considered to be of a commercial nature and the financing arrangements for such properties may be far more limited and may require a higher down payment from prospective buyers. However, there are also other opportunities to consider. Pre-planning a sale can be very beneficial to an owner of multi-families which can produce a higher sales price. Before you consider putting your apartment building up for sale in Maine, please request to have me review your property, provide you with a comparative market analysis and work with you in determining a favorable sales price that will work in today's real estate market.

Selling a mobile home in Maine
Mobile homes for sale in Maine can vary widely depending upon the foundation of the property, the neighborhood that it is in and the land that it sits on. The marketing of such a property can also be limited if there is no real estate involved in the sale and the property being offered is only the mobile home and its fixtures on leased lots. These properties, however, are very saleable and offered on a state-wide basis providing great exposure through an alternate MLS system for such non-real estate properties called Uncle MREIS (Maine Real Estate Information System). Please take advantage of the opportunities offered by Prudential Northeast Properties in the sale of your mobile home. I offer free initial consultation to anyone who wishes to sell a mobile home in Maine.

Selling Maine land
Land values on a per acre basis can vary greatly within one single community. Establishing value to a parcel of Maine land is key to selling land at its fair market value. Rules and regulations in Maine in regards to undeveloped land have changed dramatically over the years having an incredible impact on the landowners and prospective landowners. Zoning, shoreland zoning, LURC (Land Use Regulatory Commission), DEP (Maine Department of Environmental Protection), vernal pools, endangered species, protected wetlands, and more can play a major factor in the usefulness or saleability of any type of Maine land. Some real estate agents are willing to go the extra mile to assist a landowner in determining the many factors that can have an impact on their land. Whether you are an in-state land owner or a land owner from away, you can benefit greatly with a free initial consultation on the land you are considering selling in Maine.

Selling a For Sale By Owner (FSBO)
The primary reason many owners of real estate prefer to sell their own property without enlisting the assistance of a real estate agency through a listing agreement is money. Often times, property owners find themselves in a pickle whereby they have added a second mortgage or refinanced their home during their ownership and the result is that their house is virtually 100% financed, or in some cases financed beyond the current value of the property. By removing the "expense" of a real estate commission, in the owners eyes, the property can be sold with a greater net for the seller. Unfortunately, the buyers who are in the market to purchase properties that are listed as FSBO (usually a sign on the front yard or in Uncle Henry's or in a newspaper advertisement), they are looking at these properties because they see an opportunity to buy a property that is not "over inflated" with a real estate commission tacked on top of it. These two forces work against each other. However, there are some valid reasons for trying to sell a home on your own without an agent.

The following might be considered good reasons:

1. You don't mind waiting a longer period of time to sell.
2. You want to save thousands of dollars in real estate commissions.
3. You have a good real estate attorney who will give you provide services for you and ensure that you are covering yourself by completing all necessary tasks, tax payments, and necessary closing costs including having a legal contract and propery state-required property disclosures.
4. You are selling to a friend, neighbor or relative.
5. You have the time and understand of the various aspects of the real estate transaction process and don't mind taking calls and showing your property on your own.

On the other hand, the FSBO idea might not be desireable if:

1. You are looking to sell your house in a faster time-frame.
2. You have a difficult time marketing and contract negotiations.
3. You are unsure of the value of your home - overpricing can delay a sale, while underpricing can result in a loss of thousands.
5. You don't mind taking the liability risk of incomplete, inaccurate or ommitted paperwork, taxes and proper filings

Stay tuned for more information in regards to FSBO's.