steve's White Mountain Blog

Pocket Listings Vs. Exclusive Agency…with held from MLS.

What is the difference and when should you choose to represent either one?

Here is the dilemma we will all face at one time or another in our agency forms, requirements, and the ethical decisions we will make related to our clients and the other local Realtors we engage in our market place.

Choosing an Exclusive agency over an Exclusive listing agreement.

Giving up the possibility to collect on your hard work and efforts to market a property, when the seller retains the right to sell to a party self generated. No one likes this agreement and will avoid entering into one like the plague. But from time to time a seller will say he/she has given a family member or an abutter the right to purchase if ever the property comes to market (not a recorded first right of refusal..a hand shake).

If you don’t place this listing in the MLS, your colleagues will accuse you of taking a pocket listing and keeping it for yourself. But if you publish the property and everyone wants to show it…get disclosures…deeds…right of ways…review zoning laws…check the title or any number of things, and then the seller’s inside guy steps up, you are an S.O.B. The up side of publishing the listing is it creates activity…and defines the fee being offered.  Our fiduciary duty to the client is to produce the highest and best offer; competition will clearly offer a higher likelihood of better offers. And in my experience produce a price that even after commissions will be a higher net that the sellers hand shake among family members. But what of the promise to sell to Cousin Connie or Auntie Anna too bad so sad not enough cash? Does more money trump the abutter that purchased his site from you years ago and expected to own it all when you were ready? Or the relative that would other wise have no shot at ownership without the family discount?

I will come up with my market value, and ask the seller for the names of those (few) that will be considered “procured through the sellers sole efforts”, and make it known anyone outside of this list no matter the relationship…will be fair game.

Options:

1)     Take the E.A. agreement…and keep it off MLS

2)    Take the E.A. agreement …and put it on MLS

3)     Refuse the listing agreement, due to the possibility of work with little pay.

4)    Insist on an Exclusive right agreement and make all buyers equal no matter if they are friend or foe to the seller.

Not an option taking the listing and having the private sale comes with no compensation for my firm. In past agreements, we have done the paperwork for the sellers “procured customer” for a significantly reduced fee, and acted as a buyer facilitator to ensure the proper paper work was done, as protection for the seller.

1.Take the listing?

2.Do the CMA so the seller can use you?

3.Expect all sellers to be honorable in their intentions? 

4.Pocket the listing?

5.Put it in MLS and let the chips fall where they may?

________________________________________________________________________________________________

          One last questions...does it matter if the property was a unique waterfront piece?

             Who Would be interested in a pocked listing...with no published commission split?

White Mountain Townhouse Price Reduced.

Long distance sellers make major price reduction to move their Loon Mountain Ski Condo. A $15,000 Reduction in price…combined with the last unit of this type selling for $20,000 more that the current asking price should shake loose a buyer Asking $179,900.

 

$179,900 - Lincoln NH

MLS Number: 2761260

Click HERE for a Virtual Tour!

Alpine Lakes Real Estate - Lincoln        PO Box 1135        Lincoln, New Hampshire 03251        Phone 603.745.3601        1.800.926.5653        Fax 603.745.8403

$179,900 - Lincoln NH

8-2 Ridge Road Lincoln NH

MLS Number: 2761260

Remarks

Riverfront townhome that offer nice local mountain views and new South Mtn ski slopes.Easy access to the Pemi East Branch River, bike path, and share a community pool, tennis courts and clubhouse. This a small condo complex featuring privacy in a wooded setting. The unit comes fully furnished Listed by R.Stephen Loynd/Alpine Lakes Real Estate/Lincoln

Basic Information

City/Town Lincoln, NH  County   Condo Name Lincoln Station  Unit Number 2  Garage 0 Cars Zoning residential  Square Footage 1,324 SF  SF in Basement 0 SF  Year Built 1984 

School District Lincoln-Woodstock Cooperative  Elem School Lin-Wood Public Elem  Middle School Lin-Wood Middle  High School Lin-Wood Public HS  Taxes/Year $1,860 / 2008  Condo Fees $217 

Room Details

Rooms 5 Bedrooms 2 Full Baths (Lvls) 2 (0,0,0,0) 3/4 Baths/Levels 0 (0,0,0,0) 1/2 Baths/Levels 1 (0,0,0,0)

Living Room   Dining Room   Kitchen   Family Room   Other Room  

First Bedroom   Second Bedroom   Third Bedroom   Fourth Bedroom  

AMENITIES Cable, Cathedral Ceilings, Deck, Dining Area, Fireplace-Wood, Furnished, Master BR with BA, Pool-In Ground, Tennis Court, Underground Utilities BASEMENT Slab CONSTRUCTION Wood Frame DRIVEWAY Common/Shared, Paved ELECTRIC Circuit Breaker EQUIPMENT/APPLIANCES Dishwasher, Disposal, Range-Electric, Refrigerator, Window Treatment EXTERIOR Wood FOUNDATION Slab

GARAGE/PARKING 2 Parking Space HEATING/COOLING Baseboard, Other HEAT FUEL Electric, Kerosene LOT DESCRIPTION Deed Restricted, Landscaped, Level, Mountain, ROW to Water, View, Walking Trails, Wooded, Condo Development, Country Setting OCCUPANT RESTRICTIONS Pets Allowed ROADS Association, Dead End, Paved, Private, Shared ROOF Shingle-Asphalt SEWER Public STYLE 2 Story, Townhouse WATER Public WATER HEATER Electric FEE INCLUDES Landscaping, Plowing, Recreational, Trash

8-2 Ridge Road Lincoln NH

Two Bedroom 2 &1/2 baths Condo with Shuttle service to Loon Mountain and common area access to the Pemigewasset river, Club house, pools and tennis courts. Asking $179,900 Mostly Furnished

   Enjoy the river, and the ski area both a very short distance away from the property.

Muddy Paw Sled Dog Kennel - A reason to visit New Hampshire

Muddy Paw Sled Dog Kennel is located in the heart of the White Mountains, Jefferson New Hampshire. The kennel is comprised of 86 sled dogs. The breeds are a variety of Alaskan Huskies, Siberians and Malamutes. Some are Rescue dogs and many have competed in the Iditarod and Quest races, all have a competitive nature and are extremely athletic animals. At the same time they are loving, fun and eager to please their trainers with any effort they are asked to undertake.

Muddy Paw expanded their operation this past year and now offering multiple sites to enjoy a brisk winter’s ride in one of their sleds. Check out the dog sledding tours offered at the Rocks Estate in Bethlehem NH, The Mount Washington Resort hotel NH, and at Smuggler’s Notch ski resort in V.T.

Visit their website: www.dogslednh.com or give Karen or Neil (the head Musher’s) a call for more information on tours, times available, and clinics that are being offered 603-545-4533 or 603-986-0697. This would make a great gift for a couple or children visiting the White Mountains who would be up for a unique adventure in the great outdoors. To request additional information email: info@dogslednh.com

P.S. There are usually some puppies in training around while you wait for your turn for a thrilling ride through the country side. The folks at Muddy Paw recently spent a day at the South Peak at Loon Mt. Owners event…and they can be available for your special party with advanced notice.

         For a really good time stick to Muddy Paw....How could   you go wrong

The Million Dollar View Property sold...I'm happy for the buyers, they really seem like a great family. I will miss my frequent visits to this home, I volunteered to check on the place for the prior owners who live seven hours away. I know I've done my Job and got it sold, but personally I'll miss the morning visits. I climbed the steps one last time with a hot coffee in hand on a brisk winter's day. I came to say goodbye to a favorite listing...yes I'll miss the view.

                My Last Winter View....

Our view of the world is ever-changing. Today it is different from yesterday, and tomorrow will transform it yet again. Standing on this snow covered deck three days from a closing, I wonder if the new owners will truly appreciate this spectacular view? I hope so, I sure enjoyed it while I had it listed for sale...so kudos to me and congratulations to them. These buyers found something really special...their friends and family will envy them.          

          My Last Foliage View....   The View of Franconia Notch...I'll miss you!!

                                                              Gone is the camp in the woods...I'll miss you!!

  The Lucky buyers picked up this million dollar view, for $425,000 Furnished...I'll have to find a new favorite property to fall in love with...then sell. It is easy to sell when you see yourself living in a place like this.   Share your I fell in love with the property...and was sad when I sold it story.

               NCCA Winter Auction.

Join us for a festive Margaritaville themed Winter Auction on Saturday, February 6 at 7:00pm at the Key West Basin (Governor’s Lodge at Loon Mountain)! The evening will include cocktails, a delicious dinner buffet, and a Live and Silent Auction to benefit North Country Center for the Arts Papermill Theatre’s 2010 season.

More Contact information, donations, Tickets, and this summer’s line up of plays…and Children’s Theatre productions, Visit the web site

   www.papermilltheatre.org email; info@papermilltheatre.org

A recorded message or live person on season 603-745-2564

Plays & performances live on stage our actors are superb.

The Paper Mill Theatre...main stage productions Celebrated 25 years, and your donations and participation's keeps this fine organization up and (Singing &Dancing) running.

West Side Story

      Beauty and the beast 

Seussical the Musical.

                        42nd Street 

Come and support the arts...food fun and a silent auction to benefit the Papermill Theatre, held at the Governor's Lodge at Loon Mountain. Don't Forget this years theme has a Jimmy Buffet twist...wear your best Hawaiian shirt and make it an Island Festive evening...over-looking the white snowy beach at Loon Mountain ski Resort Lincoln New Hampshire Saturday Night 7:00...let the fun begin!!!

When moving water grinds to a halt you know it's cold outside. Today's walk along the river produced a few photos. I hope you enjoy a walk up the Pemigewasset River from Woodstock to Lincoln New Hampshire.

Slabs of ice two feet thick, heavy enough to break fully grown trees, is some serious power.

this chunk was at my camp-site 50 feet from the water's edge, and about the size of a parking space.

Away from the big Ice Jams the river looks normal flowing and quiet.

   Mount Liberty center, and Lafayette is mostly obscured to the left and almost completely white with snow.

Another fresh snow fall tries to close the river up, and hide the water with the white. South Mountain Bridge.

One of our Custom homes

It can be a little dangerous to live along the river but all that do are willing to accept the risks for the rewards of listening to moving water...even when it also means the crash of breaking ice jams.

  These two Pictures were taken from the same spot 3 months apart...the Ladies Bath-tub swimming hole October and January. South Peak Home owners trails and Cross country ski paths lead you to this spot.

Maintenance-man at your service.

One of my Client's is in a Nursing home and the state will be relieving her of the money coming out of her property( when it closes). Those facts don't minimize her concern for a home she has lived in for the last 40 years. Needless to say there is no money available to shovel the roof, but after a big snow and prior to the big rain event like we are currently experiencing ( it had to be done). If your client or customer sees you driving a plow-truck...you must be good at maintenance, right?

The Key to "raking" a roof is to get the edges as clean as you can. That is where the water will start to back-up and get under the asphalt shingle and begin to leak in to the house. You don't have to shovel the whole roof, just get as much of the weight off as you can and clear the bottom couple of feet (so the water can exit the roof). Lastly, while you are raking the roof don't forget to clean the dropped snow away from the doors right away. If that heavy snow is allowed to set up on the ground it will be like concrete the next day, and you'll have it where it fell for the rest of the winter.

I Love owning a plow truck...but somehow it volunteers me for a lot of maintenance jobs...happy to help!!

                                                                                        Rake & Shovel your roof to prevent ice dams

                                                                                                You should be safe now...I hope!!

Lincoln New Hampshire, The second largest town in the state featuring 95% of its land area within the White Mountain National Forest. We have a very small year round population, mostly second homes and retirement properties,this combines to make our property tax bill one of the lowest in the state. Even though the Graduating class is less than 30 students annually our kids are near the top in S.A.T. scores, and athletically find themselves in the state finals for their leagues in Soccer, baseball, softball and of course skiing.

The Towns big Four Features: Loon Mt, Pemigewasset River, and the Kancamagus Scenic highway and the lowest tax burden in the state.

Loon Mountain Recreation area: The most popular ski resort in the state with gross ticket sale exceeding all other resorts in New Hampshire. Five Lodges to choose from, a great mix of beginner to expert trails , snow boarding terrain parks, Night Tubing and one of the countries best Handicapped adaptive ski schools ranked by the professional ski instructors of America. Summer offer: horse back riding, mountain biking, climbing wall and major state festivals right through the fall (including the Scottish Highland games).

Kancamagus Scenic Highway: This highway has been designated by the Federal Government as one of the Most Scenic routes in the Country. From Lincoln New Hampshire to North Conway (shopping Mecca) you travel 35 miles through an unspoiled wilderness area. During your drive you will likely see Moose and bear, or pull over at one of the many scenic vistas created to park and view the mountains. There are several places you can park and swim under waterfalls, but there are no commercial buildings of any kind for gas or food for the entire 35 mile trip.

The Pemigewasset River: Flows through the center of Lincoln and was once used to transport timber to the paper mills in town. The Mills are gone now replaces by shopping and conveniences, there are a few remnants of an old dam or trestle crossing that make for swimming and floating in the river fun. Add Fishing, Kayaking, biking and hiking in the summer and Cross country skiing along the river in the winter and the water still offers commerce.

Recreation, Attractions, & National Forest stations make the list:

An absolute slew of outdoor activities can’t be left out of the areas best features. Whales Tale Water Park: One of the largest water parks in the state it’s fast, wet and wild fun for the whole family…adult and kiddie pools and after dark music and libations can be found on summer weekends.

Clark’s Trading Post: One of the only places in the country that you can see a live bear show, or ride a steam locomotive, drive the bumper boats, visit the fire truck museum, the Crooked house or scared by the Wolf-man.

Lost River Caves: Another great place to take the kids pan for gold and explore the many caves and crevasses formed over a million years ago.

The Flume state Park: Hike through the covered bridge, and walk the intricate board walk cut into a series of chasms with falling waters and breathe taking views at every turn. 

Jack O’Lantern Golf course: Fifty years of family tradition along the Pemi River, 18 holes of golf with all the amenities you would expect…pro-shop, restaurant, lounge and a great round of golf.

 The View walking down the 18th hole of the "Jack"

One of the most unique features of the South Peak Home sites at Loon Mountain is you can ski home from New Hampshire Most Popular resort.

A handful of homes are so close to the owners trails that they designed a bridge to span from their house to the trail…this is exclusive access to the ski area.

From the Top of the Gondola lift there is an observation tower looking due north towards the Presidential range, for those not wishing to climb there is an observation Deck (only three steps up) with a view Of Loon Pond. This unique body of water is among the highest in elevation for its size in the Northeast.

The Views from the North peak Chair are wonderful and some of the best skiing on the Mountain can be found off the Flume, Walking Boss and Sunset trails…that lead back to North Peaks high speed quad and the 

Mid-lodge. Camp III is the place to socialize in the spring, Reggae Music burgers on the grill and a cold one can all be enjoyed while soaking up the sun…and sitting in a comfortable Adirondack chair aiming south (up hill views).

The Governors Lodge is where you find some of the Countries best Handicapped Adaptive trained instructors for special needs athletes. The Governors lodge has a moving carpet lift for first time skiers, and the kids care and Nursery center so Parents can enjoy a little adult ski time to themselves.

You can find something for everyone, in the four base lodges, One mid-lodge and one summit lodge, Plus: Condos, homes and Quarter share ownership…all with ski to your door and ski to the lifts accommodations available. Only Two Hours from Boston, and far from Ordinary,

Try Loon Mtn. for your next ski trip or second home ownership. All of the above pictures were taken today January 21, 2010... If you are sitting at your desk you missed a good ski day!! I'm back at mine now.

Top of the Mountain...June 21....summer Solstice and December 21 winter solstice.

Top of the Big dipper ski trail, they fasten church pews to the slope and install a wooden pulpit.

Fun thought for us avid skiers get married on the slopes we ski later in the year " question do I appear to be dancing the jig in the ski photo...because I don't remember if this was a before or after shot??.

The Gondola is the best way to the top for a Wedding...saying I do secures the ride down as well.

Top of the Gondola almost 10 years later. Remember these thoughts of the day:

          Sports

If you are going to try cross-country skiing, start with a small country.

        Because I'm the man?

Because I'm a man, I think what you're wearing is fine. I thought what you were wearing five minutes ago was fine, too. Either pair of shoes is fine. With the belt or without it, looks fine.. It does not make your rear look too big. Your hair is fine. You look fine. Can we just go now?

      We spend our time and money differently

A man will pay $2 for a $1 item he needs.

A woman will pay $1 for a $2 item that she doesn't need.

A woman worries about the future until she gets a husband.

A man never worries about the future until he gets a wife.

Why men have two dogs and not two wives

• The later you are, the more excited your dogs are to see you
• Dogs don't notice if you call them by another dog's name
• A dog's parents never visit you
• Dogs like it if you leave things on the floor
• Dogs agree that you have to raise your voice to get your point across
• Dogs like to do their snooping outside, rather than inside your wallet or desk.
• Dogs find you amusing when you're drunk
• A dog will not wake you up at night to ask, 'If I died, would you get another dog?'
• If a dog has babies, you can put an ad in the paper and give them away
• If a dog smells another dog on you, they don't get mad. They just think it's interesting
• Dogs like to go hunting and fishing
• Dogs like to ride in the back of a pickup truck.

• If a dog leaves, it won't take half of your stuff

  If your dogs are yapping at the back door and your wife is yelling at the front door who do you let in first?

       The Dogs will probably stop yapping when to let them in.