Wanda's Blog From Billings, Montana

I follow Nina's blog and she asked a very good question about agency disclosure upon meeting with people to talk about real estate listing and sales.

She was bringing to light that the agency disclosure, from some agents, is not as forthcoming to people as it should be, either delayed or not mentioned at all. 

I think that many agents struggle with the best way to bring this subject up to their clients, and may be hesitant to scare people away by asking them to sign a disclosure paper, our form is 2 pages long!

In our state of Montana, must be made in writing at or before the listing or buyer's agent agreements are signed, and a statutory broker must disclose their relationship at the same time the broker first endeavors to locate property for the buyer.

In simple terms, it's required to let the customer/client know how you work in relation to their needs.

I find that when I disclose this agency practice, many people that I am newly acquainted with, instantly get their guard up worried about commitment.   They don't realize I'm following good practice and Montana Law!

Maybe some folks just want to use me to open a door for them, and they don't have any intention of making a purchase or commit to use me as their REALTOR.  I'm ok with not showing those people homes.

I wonder if one of the first things I said was "Montana Law requires me to disclose to you the various ways I can help you with your Real Estate needs" .  Pretty blunt, and I do work this into the conversation very well when I'm writing listing and buyer's agency contracts.

 If anyone has a favorite script that helps people understand this required disclosure, I'd love it if you could share!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I took this picture of a real bird (house)'s eye view of the Yellowstone River from a log home for sale just east of Billings Montana.  The road is named Bald Eagle Road and while we were viewing this log home listing, right on cue, a Bald Eagle flew right in front of us on it's way to fish in the Yellowstone.

I think it's only fair to mention that this is not riverfront property, there is a railroad track down next to the river.  However, this view is really not to hard to take, lots of wildlife all day long.  Tonight you'll be able to see the Northern Lights on the horizon, looking in the very same direction.

If you want more info on log homes for sale in our area, just email me here 2wandathomas@gmail.com.

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

1. You won't spend $60 a gallon to buy them, but you'll spend $350 a gallon to go and pick them yourself
2. You will drive to your favorite spot, even if the road is bad and under construction and it takes you 4 hours on a windy, narrow, on the edge of a cliff road
3. You pack enough food for 10 days for 10 people, even if there's only 4 of you
4. You consider making that 4 hour trip back to town because you're running low on beer
5. You consider bug spray brands that work, and ditch the ones that don't, who has time to be concerned about mosquito's at a time like this
6. You travel on foot deep, and I mean deep, into the wilderness in search of ripe berries, the only trails are those used by deer, elk and bears
7. Your college kids friend, who goes on this adventure for the first time, makes the kind remark "I never would have ventured into the brush, over downed trees and up hills like this for any other reason"
8. Every person in your "hunting" party is armed with bear spray, and they know how to use it
9. You have sidearms, just in case you run into one of those bears and he/she wants your berries and you don't want to give them up
10. The only bears that would ever come within 100 yards of your hunting party are named "Rocky" (your kids Beagle that keeps getting lost in the brush
11. You have a berry cleaning system (can't use water) and you're so tired when you're cleaning that you must have a microbrew at your side instead of the bear spray
12. You plan you "vacation" around huckleberry picking season
13. You have a favorite Huckleberry recipe that "is to die for" and when you make it, all your friends want to come over
14. You dream of huckleberry bushes, and the next best bush for weeks after you get back from your trip

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

It's not that I don't care, or that I'm too busy, I've just had a case of constipation of the blog.

Real Estate has kinda been in the dumps for me around here, I kept thinking we were a bit immune and somewhat protected, but good listings are hard to come by, and good buyers are having 2nd, 3rd and 4th thoughts about buying.  Most of my great clients have recently refi'd and they are staying put, which means my sphere is happy right where they are, for now.

I have been quilting though, got a brand spankin new super duper APQS machine.  Since quilting gets me relaxed, happy and surrounded by good friends, I feel it's a good balance.

I also just got back from 10 days in the wilderness with my husband and various family members, you can get lost in Montana you know!  Picked several gallons of huckleberries, now that's a blog I should write titled "you could be a huckleberry picker if ..."

So I hope this little note to the world of Active Rain stimulates my blogging, maybe this is the pill I need, just do it!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

3 Weeks Ago Flood Insurance Was A Hot Topic On The Project, with snow-pack levels at near record levels the irrigation project community worried that snow-melt would be a huge impact.  Little did anyone know it was going to rain 4 to 9 inches above the tiny creeks that feed this community and flood the whole area!

Shock and dispair at the once trickle creek beds to wide river flows taking out building, cars, cows and roads.  It's hard to believe that all that water would come so fast and so strong.

The aerial pictures that the county emergency crew representatives are taking from helicopters and air planes in the last couple of days will be blown up and mounted at the county courthouse to document the water takeover of lots of land.  This will help people who may want to build someday on bare land, determine if their home would be in a flood plane. 

On topic, what about flood insurance?  Did people succeed in their purchase?  Did they do it in time?  I understand that insurance must be purchased at least 30 days ahead of time in order to assist with flood damage.  The Yellowstone River is swelling, hard to tell just how much trouble this will cause, but it looks to be at least as big of a problem as in 1997.

Interstate 90, the major thoroughfare east of Billings headed to Wyoming is under water in Hardin, nothing is moving.  This flooding is primarily from the Little Bighorn River. 

I tried to tell my kids about how floods had shut down traffic when I was in College, back in the old days.  The Great Falls area was so bad, I couldn't get from East to West, just no way to make it.  That was in 1975 I think.

I have to wonder with the horrible tornado's in the middle part of our country, with death and destruction at record levels, should the science of climate change take some priority?

Stay safe.

From someone grateful that my home is safe, for now.

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I just did a bit of research of our market area, in and around Billings Montana, only to discover that we have only sold 25 properties in the last 90 days between 2 and 20 acres.  I know we're just getting use to having the snow gone, and the grass is getting greener, so what's up?

Gas prices are up.  Of the 209 current unsold homes on small acres (2-20) only 20 are under contract right now, today!  That's a very low Activity Index of 9.5%. 

I enjoy country properties the most, so this presents a bit of a challenge for me.  How do I help sellers find buyers for their small acreage property?

Since country life is the life for me, I suppose just sharing the benefits of having some elbow room would really help.  Right now, sitting in my home office, I can look out and see my neighbors, but even though they're walking around I can't tell if they have on a t-shirt or a sweatshirt, and there's nothing wrong with my eyesight, they're just too far away.

Now my neighbors are pretty friendly, but in the "I want to know all your business" sorta way.  Just about everybody waves when they drive by each other, and when I'm outside working in my garden, I usually get honked at, and not because I'm so darn cute!

Here's a little bit of my view from my front door.  Doesn't this look good to you?

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

Another bit of headline news that I find interesting, in a "duh" sorta way.  A recent survey by Zillow Mortgage Marketplace shows that homebuyers lack knowledge about mortgages. 

Specifically, 57% of prospective homebuyers admit they do not understand how adjustable rate mortgages work.

Well I don't understand them well either.  Over the years, I've been to numerous, and I mean numerous educational programs from lenders who explained all of the great ways to finance a home.  Some of the information and "programs" no longer exist today, for good reason!  While I understand the concept of an adjustable rate mortgage, I would need a full unedited explanation before I ventured into such a program.  I think 57% of homebuyers agree with me. 

Really, with the fixed rates at under 5.5% for months now, why the heck would anyone want an adjustable rate?  No wonder people don't understand them, especially now! 

And with all of the advertising for really amazing mortgage programs on tv by the "hood wink and see ya later" crowd, I wouldn't claim to understand mortgages either.

Normal homebuyers are much more likely to trust and engage with a mortgage program that seems "normal" and easy to understand.  There are plenty of good lenders, in every marketplace, that can help you get a "normal" mortgage.  You either qualify, or you don't.  If you don't, then work on getting your personal situation in order so you can qualify for a "normal" mortgage.

I'm not so sure it's all that important to point out how people don't understand adjustable mortgages in our current market. 

So what's the right question to ask homebuyers?  How about "do you have a trusty mortgage lender in your contact list"?  If not, I can give you a few good ones to chose from.

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

We know the winter's been more snowy than the past 10 to 15 years, and the mountains have lots of snow.  All that snow melts, and flows down either to the Pacific Ocean or the Gulf Coast.  We watch the down river states and cringe at the amount of water they're dealing with this year.  Today a levy was even blasted open to protect the larger population center along the Missouri, at the cost of the smaller population and farm land. 

There's a big meeting tonight in the Huntley Montana area to discuss how to purchase flood insurance, and what happens if it floods.  Flood insurance must be paid in advance, at least 30 days before the flood in order for the insurance to benefit the insured.

The big question for us is more about the sun rather than the rain.  If we warm up quickly and the sun shines for even a week, we're in trouble, big trouble.  If we're lucky, we'll have some sun, mixed in with a few cloudy days to keep the temperature down.  This results in a slower melt, and the river beds seem to be able to manage.

So while I've been hoping for some warmer weather, to plant my garden, I'm willing to wait a few more weeks so my low lying neighbors can take a breather in cooler weather.

Here's a picture of my husband sitting on the deck of his Mom's cabin located on Rock Creek, just North of Red Lodge Montana.  He's huddled down in his coat, with his microbrew beer, hoping for the sun to shine, just not too much!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I'm not sorry I didn't answer the phone, I was driving and I need all of my attention on those around me either walking or in their motorized vehicle.  I'm especially trying to concentrate on motorcycles right now, they tend to creep into spaces where I'm not expecting them.

I've had a couple people tell me I missed a sale because I didn't answer my phone, and they hate leaving messages, so they just called someone until they got a live voice.  Good rid-dens, you missed the service of a really good broker!

Have you ever been at the checkout counter watching the checker run your items across a bar code reader and had their phone ring?  What did they do?  Did they let it ring and keep their focus on the job they were doing for you?  Or did they answer the phone, carry on a conversation and mouth "thank you" in your direction?

How did that make you feel?  As a customer, it makes me feel like I'd be better off in the "do it yourself" lane.

Enough about that, you can tell I've had some frustrating experiences at the checkout lane :).

Let me just share with you a couple places where I don't take my phone:

• to the bathroom (isn't it crazy to overhear a conversation while someones on the pot in the next stall?)
• to the shower
• to bed
• to meetings with other people, customer or friend
• out to dinner or to a restaurant
• Hiking in Yellowstone Park

I also don't answer the phone when I'm already in a conversation with a client or with a friend, it's just impolite.

Since we got these damn cell phones, I think some people assume we have this ear thingy on and we should be available on the 2nd ring, no matter what.  I just can't get my work done if I'm always answering (or looking) at the damn flashing red light. 

Let me end this rant by mentioning that a very dear friend of mine just had an accident while on her way home from work.  Don't know if she was on her phone, or if she changed the radio station, but the accident was very tragic.  It could have been me, or at least 50 people I know who get distracted by something.

But for the Grace of God It could have been ME!

If I don't answer, please leave me a message, I will call you back as soon as I can! 

Love always

Wanda

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

The true cost of nuclear energy?  Don't for get to take into account the loss of Real Estate values should a horrible disaster occur.

Just watching updates this morning about the "grave" situation in Japan's earthquake struck, tsunami struck and nuclear meltdown struck geographic location.  The next story is about a very old nuclear power plant in New York, with a great big fat 50 mile circle around it. 6% of our country's population would need to be evacuated should a meltdown occur there.

So how is nuclear energy less costly than solar and wind energy development?  I don't get it? 

I'm pretty sure that the area around the melting core in Japan now has NO VALUE for it's Real Estate!  What would the cost be around the plant in New York? 

Is it possible to recover, ever, the true costs of a meltdown?  When you take into account the current loss of housing values, and their effect on our economy?  What is the true cost of a kilowatt? 

Besides loss of the land, loss of life, contamination to air, earth and water?  I don't think this is a number that can be calculated, it's just too horrible to even consider.  Are there risk/benefit number crunchers out there trying to figure out this stuff? 

If an earthquake hits a windmill power zone, or a field of solar panels, what are the costs compared to a nuclear plant?  Duh!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link