Over a year ago this Mililani Real Estate Agent received a phone call from a potential Mililani Home Seller who wanted to meet with me and discuss a possible listing of their Mililani Home.   We talked about my marketing plan, comparable properties in the Mililani Housing Market area for ‘attached’ homes and what I will do for them.

We made an appointment to meet face to face as the Mililani Home Seller ‘found me on the internet’ while looking for a Mililani Real Estate Agent.  We talked about the circumstances for their thinking about selling the Mililani Hawaii Home as well as going through everything else we did not discuss on the phone, including possibly renting out their Mililani Home. 

They would get back with me within the week and let me know what they decided.  A few days later they called and said they would keep the home awhile longer BUT when they do decide to sell they would definitely call this Mililani Real Estate Agent.

To tell you the truth I was not sure what they would do.  Almost a year later I received a call from the same Mililani Home Seller. Bubbling with excitement the Mililani Home Seller said, “Hi!  This is the ’Mililani Home Seller’ and we’re ready to sell our house!  I told you I would call you if we decided to sell our Mililani Home.” 

These are the kinds of real estate stories that give me a warm and fuzzy feeling all over.  That first impression at the listing appointment almost a year ago brought this Mililani Home Seller back to me to list their home. FIRST IMPRESSIONS!

SOLD!

March 30, 2012!

‘Back in the Day’ it was the norm to have multiple offers AND have a couple of Back Up Offers as well. A Back Up Offer is a security blanket for the seller should the first contract fall out. The Back Up Offer will immediately be in place with a contingency that the original contract has a successful sign off of the cancellation.

In Hawaii, we ‘open’ ESCROW (which is an independent third neutral party that takes care of the interests of both buyers and sellers) with an accepted Purchase Contract and initial deposit of the buyer. They take care of the final settlement with the recording of the documents, paying off the existing liens, mortgages and any other expenses to have a successful closing.

The ESCROW Company will also take care of a cancelled transaction and send out cancellation letters to all parties and initiate the Back Up Offer Purchase Contract in escrow and send out the first documents for the Buyer and the Seller.  The transaction date starts at that time.

This practice ‘saves’ a lot of headache, time and heartache and held true just a few short weeks ago. A transaction for a listing of mine was in contract and a few days before we left on vacation (with my pushing and shoving for the Conditional Loan Commitment Letter) the loan officer says, “In all good faith, we cannot proceed with the buyer’s loan”. YIKES!  You mean the buyer wasn’t qualified after all? 

NO PROBLEMO!  We immediately initiated our accepted Back Up Offer two days before departure on our vacation.  The appraisal is in, survey complete, Termite and Pest Control is scheduled to inspect and give a report, full loan approval and tentative signing is occurring next week.

I’d say that the market is picking up in order to receive back up offers.

I’d say suggesting to the seller to continue showing for back up offers was a positive.

I’d say that a back up offers rock!

A Hawaii Home Seller wants an experienced seasoned agent and well as a top notch agent who is unique with marketing ideas in Selling Hawaii Homes. Not all marketing techniques work in every neighborhood so being tailored for specific properties in different neighborhoods is a must!

So you have a Mililani Home you are wanting to put on the market. An experienced and knowledgeable Mililani Real Estate Agent is a must!  Other unique marketing techniques have been beneficial for my Mililani Home Seller’s and as long as the property is priced right and in a specific criteria for that special Mililani Hawaii Home Buyer.

So What Does that Mililani Home Seller NEED?

A Neighborhood Expert! Growing up in Mililani and for many years as well as a REALTOR-ASSOCIATE® with Century 21 Liberty Homes (located at 95-221 Kipapa Drive in Mililani Shopping Center) you can bet your bottom dollar that this agent knows her Mililani neighborhood!

Listing Appointment Book:  Everyone likes something visual and in writing so they can wrap their thoughts around what’s before them. The following items are just a few things I include in my listing booklet for our listing appointment.

• Nice Cover Letter briefly explaining that I will listen to their needs and what specific services I will provide tailored specifically for those needs.
• A detailed CMA Report with graphs, property info, pictures and more for comparable properties to the subject property.
• Documentation for all subject property records such as city and county tax records, any pertinent information from the Bureau of Conveyances, documentation and printouts for all building permits on the subject property
• My Crucial Strategy for Marketing Their Property  including the MANY online sites,  open houses, flyers, postcards, cd's of virtual tours, virtual tours and booklets with info for the home. 
• Explaining the Sentrilock Electronic Lockbox for secure and documented showings. ONLY licensed agents and members of the Honolulu Board of Realtors® will have access to view with their clients.
• Other flyers and information explaining Conveyance Tax, Harpta/Firpta Taxes, Escrow Process, Tips and Tricks to Get the Property in Showing Condition, Timelines and more!
•  Listing Agreement and Property Profile Information, Seller's Real Property Disclosure Statement so the seller can start filling it out so they’re ready when the property is in contract, a sample Purchase Contract
•  Seller's Estimated Net Sheet and documentation for most of the anticipated closing costs and costs associated with the sale of their home.

Property Booklet to leave at the property so when there are agents showing their buyers the property or for Open Houses the information is readily available.

• Nice cover and a contents page in a binder to start with and all pages inserted plastic sheeting to protect the documents.
• Seller's Real Property Disclosure Statement is a plus as it gives the potential buyer a bit more information on the property. A birds eye view from the sellers knowledge of the property will give them additional insight.
• The Association's House Rules so if the buyer has any questions about the pet limit, where to BBQ and so forth it's right at their fingertips!
• Any Building Permits for walls, alterations, extensions, major electrical or plumbing work etc.
• Warranties or manuals for the property for the refrigerator, automatic garage door, sprinkler system, ongoing termite treatment, alarm system and so forth.
• Floor Plans, extra pictures, flyers and so forth are all added to the pocket of the booklet and I stand it up so they can flip right through it. (flyers in the front inside pocket, buyer/seller brochures in the back pockets along with floor plans to take with)

These are just a few examples what the Hawaii Home Seller wants and NEEDS when they put their home on the market for sale. And this is just the beginning. When the home is in contract then the whole process begins and this agent is right there beside you to walk you through the process as well.

The Hawaii Home Seller wants all of this…and more.

This is what this agent provides….and then some.

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I don't know if it will ever be easy for me to tell a home seller that it's not a good idea to hang out at showings.  Okay, that's not totally true. It's very easy to let a seller know that they need to take a step back although using the right tone of voice may be key to not offending your client.

Reasons for the Home Seller NOT to be at Open Houses or Showing Appointments:

• The Store Salesperson I've had sellers who wanted to be at the showing  appointment when an agent is accompanying their client.  It's when they jump in when their agent is trying to answer a question from a guest or when they start following them around is when they are "badgering" the guests.  Just like the salesperson in the store who will hop on you as soon as you enter the door and follow you around.  There is a fine line between giving a bit of information and scaring the potential buyers away.  Polite Tip: Let me show the home and let the Potential Buyer Breathe.
• The Emotionally Attached seller may get offended by some of the comments from the guests. Yes, they say that they want to hear the constructive criticism although they immediately get defensive when the guest says they would like to paint the walls a different color.  They immediately don't want to sell the home to "those people" who didn't like the décor.  Bottom line is that everyone has their own taste in color schemes or décor and the majority of the time something will be changed by the new owner. Polite Tip:  I will give you feedback from the guests and the agents showing the home....I promise.
•  The Home Seller DOES know their home better than anyone although some believe their home is worth more than the same home with more sq/ft and upgrades. The bottom line (if you don't believe your Realtor®) is to get your own independent appraisal.  Your home will sell for only what the buyer is willing to pay (market value) and what the home will appraise for (unless a buyer feels the need to pay more than what it's worth) .  Polite Tip:  You may want to get an independent appraisal to get a better idea of what your home is worth.
• Giving Too Much Information may kill the deal.  We all want to give as much information to the buyer about the home as possible. If you are remaining at the home for showings or Open Houses and start hinting around that you are not willing to look at any offers below X amount that may turn them off.  Telling them you won't make any repairs or give any credit and you won't see an offer anyway. Polite Tip:  Everything is negotiable and being there to ‘hand out information' may just kill the deal before you even get started.

The tone of my voice will dictate the outcome of being assertive or offensive to my client. There are plenty of polite tips we can give our clients without offending them.  Bottom line, discuss the reasons it may be better to leave the home during the showings at the time of the listing appointment.

 It's what I say

...and how I say it.

Mililani Townhouse for Sale| Fairway Village

95-019 Kahoea Street #153, Mililani, HI 96789 View Map

Oh, Yes! Enter Fairway Village in Mililani and you are immediately introduced into a golf course community where everything has it's place.

This spectacular townhouse unit is a two story, 3 bedroom, 2.5 bath situated on the second fairway of Mililani Golf Course.

With a front fenced entry courtyard and a 540 sq/ft fenced L shaped patio with a view of the golf course you have the luxury of privacy.

Enter the home with a half bath to the side and a fully remodeled and equipped kitchen with stainless steel appliances, loads of cabinet and counter space for that culinary artist!

A flowing open floor plan from the living area to the dining area and both rooms have sliding glass doors out to the patio....Family entertaining? A private leisure time in the evening with the breezes flowing through the trees.

The second floor boasts three bedrooms...all with private balconies of their own and two bedrooms overlooking the golf course. Plenty of extra storage above the closet areas with the vaulted ceilings giving additonal feeling of ...space.

Two full bathrooms with shower/bath combos complete the second floor....

.....and needless to say....this luxury living townhouse in Fairway Village in Mililani may just be your dream home come true!

Details

Asking Price:

$405,500

MLS:

1103859

Sq. Feet:

1304

Bedrooms:

3

Bathrooms:

2.5

# of Floors:

2

HOA/Maintenance Fees:

325

Subdivision:

Mililani Town-Fairway Village

Year Built:

1973

Property Amenities

- Range/Oven
- Sink Disposal
- Full Refrigerator
- Microwave
- Washer/Dryer
- Dishwasher

- Vaulted Ceilings
- Balcony
- Patio
- Fenced Yard
- Secluded Setting
- Tile floor

- Living room
- Dining Room
- Stainless steel appliances
- Laundry area - garage
- New Carpet Throughout!
- Ceiling Fans

Community Amenities

- Garage Parking
- Swimming Pool(s)

- Golf course
- Walking Jogging Path

- Mililani Town Recreation Centers

Contact Info

Celeste "Sally" Cheeseman, Realtor-Associate®,AHWD,CRS,e-PRO
Hawaii Real Estate & Relocations

Main (808) 625-1776 ext. 300
Cell (808) 375-1404
Dir (808) 375-1404
Email | Website

All information is deemed reliable but is not guaranteed.

Celeste "Sally" Cheeseman (that's me!) is a licensed REALTOR-ASSOCIATE® with Century 21 Liberty Homes in Mililani, Hawaii.  Awarded with the prestigious designation of Certified Residential Specialist (CRS®) and e-PRO® (Certified Internet Professional) in the State of Hawaii I am a seasoned real estate agent and I know that a ‘listening ear' is the key to my client's needs.

Over a  year ago I had a Hawaii Home Seller who had to take the property off the market after serious contemplation. Life decisions were more important than selling a property and I surely understood completely. You can read more about it here>>>  Reflections and Compassion in the Real Estate Industry.

Having compassion no matter what the situation is  a gift every Realtor® should carry. It allows one to get outside ‘self' and step into another's shoes. In this case it was serious life decisions. Retiring, moving to another state in the Continental United States and basically uprooting ....and then the buyer backed out close to closing.  Luckily the job was saved and he the payment for the movers one day short of paid.

Whether buying a home or selling a home it is one of the most stressful undertakings in one's life.

Fast forward to present. We are recording in a couple of days and the rewards are tenfold.  My seller has repeatedly told me how much appreciation is there for not only selling the property but making it as stress free as possible.  Retirement becomes a person when they need to finally take a break and enjoy life too and moving is not as stressful as one thinks when they have someone to help and guide them.

It was a dream for this person to own a Piece of Paradise.

Now a future filled with retirement dreams are unfolding.

It helps to have a Realtor® who understands and has compassion.

~~~~~~~~~~~~~~~~~~~~~~~~

 Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

For years I've had a one step listing packet to present to a Hawaii Home Seller at our immediate first appointment. I thought it was very extensive and  complete with my marketing plan, comps, any building permits, city and county tax info, listing agreement, SRPDS (Seller's Real Property Disclosure Statement), Seller's Service Pledge and loads of info. I was proud of my marketing plan, especially since I had so much to show for my efforts with my websites, blogging articles and so forth.

That's what I get for thinking.

Education is key to getting our license and continuing education is key to continued success.  I get out of my closed box every once in awhile and get more education to implement new and fresh ideas to my business. In this respect it allowed me turn around my thinking and got an "AHA moment" to presenting my listing presentation.

Many Hawaii Home Sellers want to know right off the bat how you are going to market their home. In those cases  I have immediately gone into the marketing aspect to show off my expertise with virtual tours, cd's of those virtual tours to present at Open Houses, flyers, internet sites and so forth.  They always loved the marketing aspect and then we got down to business of pricing.

Sometimes I did it all backwards!

PRICING is the most important part of the presentation.  I believe that now because if we cannot come to an agreement then there is no sense to continue on.  There have been a couple of times that we did not come to an agreement and I had to walk away. Overpricing becomes a deadly affair as everything stagnates; including agent enthusiasm to show the property.

Pricing the home right is the biggest part of selling a property in this market.

Implementing new ideas with an ever changing market is imperative.

I walked through the door of a townhouse and what lay behind that door did not surprise me one bit. I walked through the door of a condo and what lay behind that door did not surprise me a bit. One condo and one townhouse that were both rentals for years and both sellers want to put it on the market asap and get it sold.

There are tenants ... few and far between....that will treat a rental like their own. VERY FEW.

And these two units were no exception to this rule.

Our work was cut out for us and what lay ahead was nothing we haven't overcome before. It IS possible to get a unit in spic and span and upgraded condition within a few days to a week but depending on what needs to be done. 

One thing is for certain...your property will be on the market for a LONG time if you don't do a darn thing to it.

It took so little to make these units shine and glow.

They're both in contract.

94-1063 Hoohele Street three bedroom, 2.5 bath home built in 2003 was JUST SOLD by Celeste "Sally" Cheeseman, Realtor-Associate® for Century 21 Liberty Homes. Referral by Willam E. Johnson, RE/MAX Associates in San Diego, CA.  THAT IS THE POWER OF ACTIVERAIN :))

Highlights of the home:

• 3 SPACIOUS  Bedrooms!
• 2 1/2  bathrooms 
• 2 Car Garage
• Cat5  Cable wiring throughout home
• High Efficiency CARRIER Central Air Conditioning
• FULLY INSULATED HOME!
• Contemporary Steel frame (termite resistant) construction
• RAINBIRD Sprinkler system
• 1636 Interior SQ/FT 
• 3,250 Land sq/ft.
• Built 2003
• Additional Loft /Office
• Integrated underground drainage system

Offering Price: $559,000   SOLD on March 30, 2009:  $540,000 (VA Financing) 

My agressive marketing skills sold this property within the first 11days on the market!   

Celeste "Sally" Cheeseman, Realtor -Associate®, ePRO® Century 21 Liberty Homes in Honolulu County, Hawaii.

Visit my Website: www.hawaiihomesmarket.com  and my blog: www.cheesemanhomes.com for more information on Hawaii Home Buyers, Hawaii Military Relocations and Hawaii Home Sellers. Hawaii VA Home Loan Real Estate Transaction Process and everything about our Honolulu County local area and neighborhoods.