Franklin (Franklin, TN)
Franklin (Franklin, TN) Real Estate News
Tammiewhite2
Thinking of Listing with a Large Real Estate Team? Think Again!
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Thinking of Listing with a Large Real Estate Team? Think Again!Yesterday, I was contacted by a buyer to view two properties. Work schedules are tough right now so he wanted to see both houses on the same day. He was open to viewing yesterday or this evening. Whichever day would accommodate both sellers.

One seller declined our showing for yesterday. The other property was vacant and available both days so we scheduled the two showings for this evening. While on our way to show these homes tonight, I pulled up the MLS listing. The vacant property had been changed to "Under Contract". I was so hot I was ready to explode.

I called the listing brokerage right away to ask why I hadn't been notified of a change in status. The Administrative Assistant for this large team said the Listing Coordinator had gone for the day. She knew nothing about this listing. I would have to speak directly to the Listing Coordinator. I immediately contacted the Listing Coordinator. He, of course, didn't answer his phone at 4:45 p.m. so I left a message. A not very nice message. 

When the Listing Coordinator contacted me, he had no idea why the property hadn't been changed earlier in the day in the MLS to "under contract". He had turned it in to the Change Status Assistant of the team this morning. Are you starting to get the picture here?

I asked why the showing wasn't cancelled. Apparently, they don't have a Showing Cancellation Assistant. The listings for this team appear under the Team Leader's name in the MLS. There isn't one specific person to speak with about the listings. The Administrative Assistant directs questions to one of four Listing Coordinators, depending who is in the office at a given time. If there are pending appointments, showings aren't cancelled. The sellers just tell the Buyer's Agent when she arrives with clients in tow that the home is no longer being shown because it's under contract. Say what?

He went on to tell me they carry hundreds of listings in the entire Middle Tennessee area. They don't have time to cancel showing appointments. Instead, they just let the Buyer's Agents look like idiots with their clients for not knowing the home went under contract.

Thinking of listing with a large real estate team? Think again! The left hand doesn't know what the right hand is doing. It's not in the best interest of the seller to have so many people who have no idea what is going on with their listing.

My husband and I operate a small husband and wife team. We both know everything that is going on with all our clients. Even if, one of us is the primary contact person. If I'm not available, Tom can easily handle a situation. He's not going to make a buyer or seller wait to learn the status of what's going on with their listing.

And in the event that another showing is scheduled while negotiating a contract, we're going to contact the interested Buyer's Agent to attempt to get them in to see your home so you have more than one offer to choose from. You won't find that kind of service from a real estate team that boasts having 20 agents.

When it comes time to sell your Franklin TN home, don't go with that large, impersonal real estate team that doesn't have a clue what's going on with your listing. Instead, hire a personalized approach to real estate. Call Tammie White today at (615) 495-0752.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tomwhite
How Much Will I Pay For a Franklin TN Condo/Townhome? December 2014
Tom White, TW Realty Group, Franklin TN--South of Nashville (Benchmark Realty, LLC (615) 870-8169 or www.TWRealtyGroup.net)

How Much Will I Pay For a Franklin TN Condo/Townhome? December 2014 

A great many factors determine what you will pay for a Franklin TN Condo or Townhome. Chief among them are the size of the unit, the condition of the unit and its location. In addition, and of great importance to
you, is whether prices are going up or down, or whether it's a buyer's market or a seller's market. To understand these factors you need to look at a current market report. Let's take a look at what happened in Franklin TN in November.

How much will I pay for a Franklin TN Condo/Townhome? December 2014

  • Active condo/townhomes listings: 49
  • Of those units currently on the market, the number under contract: 9
  • Properties closed in September: 15
  • Average sales price: $260,231
  • Average list price: $263,400
  • Average sales price to list price ratio: 98.8%
  • Average days on the market: 52
  • Average per SF price: $170.31
  • Lowest per SF price: $122.55 (Brentwood Pointe)
  • Highest per SF price: $231.66 (Jamison Station)

What difference does all this information mean to buyers? If you are a buyer you will want to know how much competition you might encounter when you are ready to make an offer.  Is it a buyer's market or a seller's market? This is critically important to you, the buyer. To determine whether it's a buyer's or seller's market, REALTORS® use something called absorption rate. If you take the current inventory of 49 homes and divide that by last month's closed sales (49/15) you get 3.3 months. That means if the current inventory stayed the same, it would take about 3 1/3 months to sell all the existing homes.  A normal or steady market would be 5-7 months; anything under 5 months would be considered a seller's market; anything over 7 months would be considered a buyer's market.

The Franklin TN condo and townhome sales for November reflect a seller's market. The inventory however is extremely low which coupled with steady demand continues to drive the market upward.

Over the last year, prices on condos and townhomes have risen an average of 10%. The sales price to list price ratio remains at a high level (98.8%).  This means that if a unit is "priced right",  you may have a somewhat limited ability to negotiate. This varies greatly from unit to unit and and from development to development. It is extremely important to enlist the aid of an experienced buyer's agent to help you pay no more than you should for the condo or townhome you desire.

I've included the lowest and highest square foot prices for units sold in November, and the names of those developments. If you click on those developments you’ll find their current listings. In this market, buyers need to act very quickly to secure the home they desire. TW Realty Group is here to help. When you are ready to buy a Franklin TN condo or townhome, contact Tom White of TW Realty Group at (615) 870-8169.


TW Realty Group
 
Tom White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 870-8169
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tom White of Benchmark Realty LLC. Any party who uses this material without the written permission of Tom White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
What's My Avalon Home Worth? Market Report for October 2014
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

What's My Avalon Home Worth? Market Report for October 2014

  • What's My Avalon Home Worth? Market Report for October 2014Properties currently Active on the market: 16
  • Single-family properties closed in October: 4
  • Average sales price: $420,513
  • Average list price: $433,800
  • Average sales price to list price ratio: 96.9%
  • Average days on the market: 31
  • Avalon absorption rate: 4 months of inventory (a normal or steady market would be 5-7 months, a buyer's market would be in excess of 7 months, and a seller's market would be less than 5 months)

Avalon is currently experiencing a seller's market. It's difficult to write a commentary on the sales in Avalon because of the diversity in housing within the different sections of this neighborhood. There is everything from townhomes to large million dollar estates on acreage. All of the properties that closed in October were located in the Meade of Avalon. However, the majority of the listings currrently available are in the other sections.

While the average days on the market are low, the sales price to list price is also low in comparison to other Franklin neighborhoods of a similar price point which is surprising, given this great location.

Wondering what your Avalon home is worth? Click the photo below to be taken to an instant property valuation report.

What's My Avalon Home Worth? Market Report for October 2014

Avalon draws buyers because of its prime location in the Cool Springs area. However, sellers must remember pricing is still paramount to securing a quick sale. Buyers are most concerned with pricing and condition. Since condition isn't usually an issue in these homes, pricing rules the day.

Having sold one of the homes in the neighborhood during October, pricing is the key to a quick sale. That and the sellers ability to negotiate when that right offer comes in.

With 92% of buyers beginning their home search on the internet, you need your home to have the best coverage possible online. This goes far beyond just syndicating your home to other websites.

At TW Realty Group, we use the latest technology so your home is seen by a large pool of buyers, including buyers outside our local market. We do this through the use of social media and blogging. We provide the #1 home search for buyers looking in Franklin TN neighborhoods. 

Not convinced that TW Realty Group leads the pack in internet dominance, let me Google that for you. As you can see our website, www.FranklinTNHomesforSaleOnline.com ranks #5 and #6 on the first page of Google. We are the only local real estate team to do that. The other spots are taken by national real estate sites and brokerages. This placement isn't due to ads. The only way to rank in these spots is by being recognized as an authority by Google for Franklin TN real estate.

Curious how we do this? When you get ready to sell your Avalon home, contact Tammie White at (615) 495-0752 and we'd be happy to share how we can do this for you.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tomwhite
Franklin TN Condos/Townhomes Priced $300,000 and Up
Tom White, TW Realty Group, Franklin TN--South of Nashville (Benchmark Realty, LLC (615) 870-8169 or www.TWRealtyGroup.net)

Franklin TN Condo/Townhomes Priced $300,000 and Up

This segment of the market continues to be quite active in Franklin TN. For all price groupings, 215 units have closed so far this year. Let's take a quick look at what's happened in the over $300,000 price point since the beginning of 2014. 

Franklin TN Condo/Townhomes priced $300,000 and Up

  • Condos/Townhome Units over $300,000 closed: 40
  • Average List Price: $355,617
  • Average Sales Price: $352,445
  • Average Sales Price to List Price Ratio: 99.1%
  • Average Size of Closed Units: 2,080 square ft.
  • Average Sales Price per Square Foot: $169.44
  • Lowest Sales Price per Square Foot in this market: $127.73 (Avalon)
  • Highest Sales Price per Square Foot in this market: $256.77 (Grant Park)
  • Average Days On Market: 53
  • Units AVAILABLE AS OF 11/21/14: 21

The three developments with the most sales so far in 2014 in the price point over $300,000 are Morningside with 8 sales, and Jamison Station with 7 sales, and Avalon with 5 sales. The other 20 closed sales are almost equally split between 10 other developments.

The sales price to list price ratio (99.1%) is the highest for any market segment based on price. This means that if a unit is "priced right",  you may have a somewhat limited ability to negotiate. This varies greatly from unit to unit and and from development to development. It is extremely important to enlist the aid of an experienced buyer's agent to help you pay no more than you should for the condo or townhome you desire.

Virtually all of the condos and townhomes in this price point are relatively newer units. With the exception of one townhome built in 1998, all of the units were built since 2002, with the average build year of 2008.

In the $300,000 + Condo/Townhome market, buyers need to act very quickly to secure the home they desire. The inventory is very limited, but TW Realty Group is here to help. When you are ready to buy a Franklin TN Condo or Townhome, contact Tom White of TW Realty Group at (615) 870-8169.


TW Realty Group
 
Tom White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 870-8169
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tom White of Benchmark Realty LLC. Any party who uses this material without the written permission of Tom White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Sellers Don't Sabotage the Sale of Your Franklin TN Home
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Sellers Don't Sabotage the Sale of Your Franklin TN HomeSellers don't sabotage the sale of your Franklin TN home.

Today, I was scheduling appointments to show homes later in the day. There were six properties to view.

I had arranged the properties by location so I wouldn't have to back track at all. The showings were scheduled through a showing service and the order was set.

Shortly before leaving my office, I received a call from one of the showing centers. The last home of the day wanted to move their appointment up. Unfortunately, we were going to be on the other side of town at that time. There wasn't sufficient time for me to re-arrange our entire showing schedule. Sadly, I didn't show the last house.

If you are a seller and have certain schedules that you need to work around, please let your listing agent know. She can add agent remarks in the MLS and notify the showing center not to schedule appointments during those times. It takes time to schedule the showings and determine the routes. A last minute request to change a showing will usually result in your home not being shown.

Buyers need to move on homes quickly in our current market so the easier you make your home to show, the quicker you will get it sold. When unique situations exist, notify your listing agent so she can add it to the MLS.

Sellers don't sabotage the sale of your Franklin TN home.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Is Your Franklin TN Home in Need of Painting Before Selling?
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Is Your Franklin TN Home in Need of Painting Before Selling?Is your Franklin TN home in need of painting before selling? Not to worry, I have the name of a top-notch painter in the area. Not only does he do excellent work but his prices are the most reasonable I've ever seen.

This painter asked that I not include his name on this post. He works by referral only. I actually got his number from one of my past clients who called me to pass on his number.

Since I don't really like to refer my clients to vendors I haven't used personally, I decided to give him a try. Our original plan was to have him paint our great room, foyer and hall ways. The great room is 20x20 with an 18' vaulted ceiling. While the foyer is off the great room, it's about 10'x8'. Then, of course the two short hallways and then the back entry which is like another 10'x10' room. Anyhow, he painted all that for $480.

His crew did an excellent job prepping the room for paint by spackling places where drywall tape was showing through, dents and holes. They covered all our furniture, the fireplace and TV with drop cloths. To protect them from the dust produced by the sanding. When they finished at the end of the day, they cleaned everything and even vacuumed the floors. There was no sign they had ever been here, with the exception of freshly painted walls.

Is Your Franklin TN Home in Need of Painting Before Selling?I was so impressed with the job they did, we had three additional rooms painted; a 16'x12' music room, 17'x14' master bedroom with step ceiling and a 13'x12' bedroom. These additional rooms came to $370. The total job came to $850. The best part--they got the painting finished in 1 1/2 days. 

I paid for the paint but the painter told me to use his discount at Sherwin Williams which was 47% off the list price for Cashmere flat paint. The painter told us it is the best flat paint on the market. We needed 10 gallons of paint. Our cost $300. So for $1,150, I have four freshly painted rooms. 

The rooms look beautiful. I love the colors and was so happy we took the painter's advice about using the Sherwin Williams Cashmere Flat.

Many buyers and sellers will be thrilled to know that I have a local connection to an excellent painter who is fast, efficient and inexpensive.

When you're ready to sell your home, call Tammie White at (615) 495-0752.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
Tammiewhite2
Why Didn't You Send Me that Franklin TN House Listing?
Tammie White, Franklin TN, South of Nashville (Benchmark Realty, LLC (615) 495-0752 or www.TWRealtyGroup.net)

Why Didn't You Send Me that Franklin TN House Listing?When I first meet with buyers, we talk about the process of buying a home and discuss your wants and needs in great detail. Afterwards, I'll create an advanced search. Then when new properties come on the market meeting your criteria, you will receive an automatic email update.

I often end up with an eager buyer who will drive around his preferred neighborhood and call me asking about an address. There's usually a reason why that property hasn't been sent. Believe me, I want to sell you a home as quickly as you'd like to buy but the advanced search is only going to send properties meeting your established criteria.

Here is a list of possible reasons why that property wasn't sent to you:

1. The house exceeds your price range. When we established your search criteria, we used a price range based upon your lender's pre-approval. Given our current market, I am only going to send properties within $5,000 to $10,000 of your maximum. If a home is priced at $400,000 and your max is $375,000, you won't receive that listing. I don't want you to get discouraged by receiving properties you can't afford.

2. The house is already under contract. The Franklin housing market has been very hot for over a year. It's possible that the house is already under contract with contingencies. Our MLS requires that all homes remain in the MLS until all contingencies are satisfied. If you receive a house that meet your criteria, don't wait to contact me. Homes are still going under contract in the first day or so. If you wait even a few days, you may miss your opportunity. 

3. The house doesn't meet some aspect of your desired criteria. Remember, you established the criteria. You were very specific about the types and locations of the properties you wanted to view. If a new listing doesn't meet your criteria exactly, it won't be sent to you. Maybe it doesn't have the right number of bedrooms, square footage or schools. For some reason, this particular listing was excluded from your search.

Why Didn't You Send Me that Franklin TN House Listing?I know you're anxious to buy a house and believe me, I'm just as anxious to get you under contract but I'm not going to send you listings unless they meet your criteria.

The good news--we can always expand your criteria if you find you've limited your search options too much. Finding the right house isn't an exact science and it may require one or two tweaks to your search options to get it right.

Not to worry though, I also watch the daily hot sheets with new listings. If I think something is on that list that may meet most of your criteria but not all, I will pick up the phone to alert you to the listing.

This is just one more reason to schedule a Buyer's Consultation so I can get a clear picture of what you are looking for.

Why didn't I send you that Franklin TN house listing? Because it didn't fit the search criteria YOU established.

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Tammie White, REALTOR®
TW Realty Group
Benchmark Realty LLC
318 Seaboard Lane
Franklin TN 37067
(615) 495-0752 Direct
Email: Tammie@TWRealtyGroup.net
 
 
This posting with the content written here and photographs displayed are the intellectual property and opinions of Tammie White of Benchmark Realty LLC. Any party who uses this material without the permission of Tammie White is subject to copyright infringement and possible lawsuit.
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