Relocate to Wisconsin

Welcome to Wisconsin...It's Raining Referrals !

Sat, 13 Mar 2010 06:00:29 -0600

We got a call a couple weeks ago from a fellow Rainer....who wanted to know if we would be interested in helping one of his sellers find a new home in Wisconsin. He had been reading our blog, he was a fellow CDPE and liked Keller Williams...we thought long and hard for a millisecond....and send SURE ....send 'em our way and we'll show them why we have made the Badger State our home for a lifetime.

An e-mail appeared from Mrs. Seller with their contact information as well as the description of the kind of home they would like, the distance they wanted to travel to the new job....their interests....and arrival time. We got busy setting up showings and put together a basket of Wisconsin goodies...Some of the usual you would expect....Sausage from Usinger's, cheese, crackers....information on the area....and had it waiting at their hotel to welcome them.

Today....we have umbrellas packed and will meet them this morning at their hotel for breakfast and then....literally...go out in the rain....with the referral from Active Rain and help a family get to know the areas where they will be working, experiencing all the cultural. recreational and educational opportunities the area has to offer.

Thank you Active Rain....and the referral source...if you wish to reveal yourself...please comment and I am happy to thank you by name...your choice. We really will need an umbrella today....that's fine...Rain makes the flowers beautiful and it expands your real estate practice as well !

Short Sale Sellers Can Turn Into Short Sale Buyers Within Months

Fri, 12 Mar 2010 06:56:13 -0600

GREAT NEWS ! Know that every situation is different...but this wonderful blog shows everyone...there is LIFE ..HOPE...Everything is possible !

Hansons Both

Via Judy Chapman, REALTOR® ~ Luxury Homes & Short Sales (Coldwell Banker Residential Real Estate):

Yes it’s true ... Short Sale Sellers Can Turn Into Short Sale Buyers Within Months!

This afternoon, I followed up on the progress of one of my Short Sellers ... post-short-sale.

We closed the first week of January 2010 ... slightly more than 2 months ago ... and already they have a few good things to report.

Did I say ‘good’? I meant to say ‘fantastic’.

He took the LSAT, came through with flying colors, and will soon be applying to law schools in the Orlando area.

She secured another job after being laid off for nearly a year.

Their FICO score got knocked down a little, but even so, they can qualify for an FHA loan. Now. Today. Right this minute. Less than 2 months after closing on the Short Sale.

They’re ready to buy again, and they intend to purchase a Short Sale with the goal of getting the same kind of deal the buyers of their former home got. They probably won’t get serious about buying for a few months yet, but I’ve already set them up to receive regular notifications of listings in the new neighborhood of their choice. They already know how a Short Sale works, so they’re prepared for the wait. Only this time, it will be from the other side of the transaction!

And they lived happily ever after ...

* * * * *

JUDY CHAPMAN | “The Real Estate Agent Who Always Has Time for You”

LUXURY HOMES | SHORT SALES

Central Florida Real Estate

Contact me for a complimentary Neighborhood Analysis

WINTER PARK · WINTER SPRINGS · OVIEDO · MAITLAND

BALDWIN PARK · STONEYBROOK · AVALON PARK

Coldwell Banker Residential | 521 E Mitchell Hammock Rd | Oviedo FL 32765 | Judy@OrlandoHouseSales.com | (407) 227-7763

SEARCH FOR ORLANDO FL HOUSES FOR SALE

© 2007-2010 www.activerain.com/blogs/OrlandoforSale by Judy Chapman ALL RIGHTS RESERVED. Portions of this content may be used with attribution.

"They Shouldn't Have Lived Beyond Their Means....."

Tue, 09 Mar 2010 07:22:23 -0600

Sometimes when people hear we do Short Sales they look at the situation and decide it is a free ride for a homeowner that has just decided not to pay their mortgage. We see it as our obligation as does every agent with short sales as a part of their practice to educate people....to help them understand that it is likely that someone they know may be in the position of not being able to pay their mortgage and that this is a solution to avoid foreclosure. There is a decision to do a short sale...not one to be taken lightly....not one made because the sellers just don't "want" to pay a mortgage.

Plan Ahead...Maybe Not

- Could the couple who both lost their jobs and he was stricken with cancer have planned ahead for more months to survive with no jobs in sight ?

- Could the couple who built the dream house know that before it was fully finished, a divorce would be part of their future and the home needed two incomes to support the payment ?

- Could the successfully self employed _______(name the profession) have a crystal ball to realize his company could not survive the downturn in the economy ?

- Did the newly widowed Mom realize how long the family savings would not last ?

- Did the heirs for the estate know that the deceased had two mortgages and now there was no income to support them ?

- Who could forecast health situations that disable the breadwinner who now has to rely on a lesser paying job or no job at all with a family to support ?

Short sales are not anyone's first and favorite...they are a viable alternative when the situation of the homeowner warrants that decision....it is not an easy choice...it is a painful decision and sometimes the one that makes the most sense. Talk with a realtor with successful short sale experience, discuss the situation with allied professionals in accounting and law. Gather the information you need to build the strength to make a sound decision for your financial future. Make sure that the decision explores alternatives where alternatives are available. The longer you wait, the fewer the choices....make today the day you decide to find the solution for "happily ever after."

Room to Roam...6 bedroom New Berlin Wi Beauty...OPEN Sun 12 -2

Thu, 11 Mar 2010 07:25:14 -0600

13750 West Prairie Lane, New Berlin, WI

This is the perfect home for a family...whether you want a teen suite, a in law suite...room to roam..entertainment central....it's all here...from the 3.5 car garage to the large formal dining room, huge living room, den or sitting room...eat in kitchen with wood floors...granite counters, stainless appliances, island, walk in pantry...WOW...Upstairs four bedrooms with master suite...three of the bedrooms have walk-in closets and the laundry room is conveniently located on the second floor...how coool is that ?

Move down to the lower level with egress windows....two bedrooms, full bath and entertainment/living center with electric fireplace....Over 3300 square feet of living space per the city !

Come visit us....enjoy the refreshments...tour this outstanding home....just six years old, conveniently located just east of Sunnyslope off Beloit Road in the Crossings Sub division. Enter on Goldenrod, take the first right on Wildflower and that becomes Prairie Lane....

To see it First...Come to the FIRST Public Showing...Open House -Sunday. March 14th 12 - 2 pm

Approximately 3/4 acre lot with attached 3.5 car garage...finished lower level....Picture Perfect !

$399,912

Tons of cabinet space, eat in kitchen walk in pantry, granite counters,stainless appliances...mmmmm !

Outstanding room sizes....finished lower level....with electric fireplace...full bath, egress windows, two bedrooms.....WOW !

A GREAT BIG GREAT ROOM

Finished Lower Level

The Cooolest Thing We EVER Found on Active Rain ? OUR new Home !

Tue, 09 Mar 2010 04:58:29 -0600

We were talking to agents about how excited we are to be at Keller Williams...what the brokerage has to offer...what it has meant to us. "We can hear it in your voice !" they said....we can't help it....we don't want to...this business model...the oportunity....just can't stay awake long enough to take in every class there is...and it's like going to the candy store of higher real estate education...hard to choose what to do first !

It you are an agent in southeastern Wisconsin and want to experience the sweet reward of the very best technology, the easiest access to cutting edge education....a business model that this area has not seen...you will want to drop a confidential e-mail to : RecruitKWBrookfield@gmail.com.

How did we come to know Keller Williams...? We read, watched, met, blogged "with" got comments from...made comments to agents on Active Rain....Turn your umbrella upside down and you will be surprised at all you can catch....education, new friends....and maybe even...a new home !

Guide For Your Home Search

Mon, 08 Mar 2010 07:23:49 -0600

Great advice...let you r eyeballs do the walking...talk to a realtor who knows...one who works every day in every way to help you with the best decision you can make for your real estate investment.

Via Dallas Chambers (RE/MAX Agents Realty):

8 Tips to Guide for Your Home Search

1. Research before you look. Decide what features you most want to have in a home, what neighborhoods you prefer, and how much you'd be willing to spend each month for housing.

2. Be realistic. It's OK to be picky, but don't be unrealistic with your expectations. There's no such thing as a perfect home. Use your list of priorities as a guide to evaluate each property.

3. Get your finances in order. Review your credit report and be sure you have enough money to cover your down payment and closing costs. Then, talk to a lender and get prequalified for a mortgage. This will save you the heartache later of falling in love with a house you can't afford.

4. Don't ask too many people for opinions. It will drive you crazy. Select one or two people to turn to if you feel you need a second opinion, but be ready to make the final decision on your own.

5. Decide your moving timeline. When is your lease up? Are you allowed to sublet? How tight is the rental market in your area? All of these factors will help you determine when you should move.

6. Think long term. Are you looking for a starter house with plans to move up in a few years, or do you hope to stay in this home for a longer period? This decision may dictate what type of home you'll buy as well as the type of mortgage terms that will best suit you.

7. Insist on a home inspection. If possible, get a warranty from the seller to cover defects for one year.

8. Get help from a REALTOR®. Hire a real estate professional who specializes in buyer representation. Unlike a listing agent, whose first duty is to the seller, a buyer's representative is working only for you. Buyer's reps are usually paid out of the seller's commission payment.

Dallas Chambers

RE/MAX Agents Realty

Office: 770-922-7777 X316

Cell: 770-595-1541

Web: http://dallaschambers.agentsrealty.com

E-Mail: dallasc@remax.net

Each Office Independently Owned and Operated. All information deemed reliable but not guaranteed.

Web SEO experiment for Verona Wisconsin is progressing.

Mon, 08 Mar 2010 07:15:05 -0600

Just one MORE example of what Keller Williams offers agents....Agent Centered....Keller Who...Keller WOW !

Via Guy Lofts CRS Real Estate Guy in Madison, Wisconsin (Keller Williams Madison Crossroads, Madison, Wisconsin):

If you were to be in Now Orleans a few weeks ago you would have seen a mass of RED. There is a reason for that.

I just returned from a fantastic event in New Orleans. The Keller Williams Family Reunion- yeah to the outsiders that probably sounds a bit hokey, but it really is like family.

Anyway, it is a wonderful occasion where one of the key benefits are the breakout sessions. Many are by agents who are succeeding at an extremely high level. They are presenting the topics in which they are succeeding, for example, FSBO, Expireds, short sales, REO, blogging, social media, IDX lead gen, etc etc.

So we got to attend many of these and take copious notes to implement over the next few months. Some cutting edge ideas to really drive business forward.

One of my first quests was to redesign my RealEstateGuyweb site. It is a company template site which is free to me, but see how the idx drives all inquiries to ME?.   It looks much more organized than it was. My video is smaller.

My second tech "project"   Just 7 days ago was to get into and then on top of the SEO for my smaller hometown of Verona Wisconsin for home search and real estate searches.   I see there is really not any competition from real estate agents, and the only sites in the top ranking are large national lead harvesters that do nobody any good. SO this is a worthy cause to regain the local SEO rankings.

SO I designed a page on my template with a variety of 1 touch searches for homes by price. Search homes for sale Verona Wi

I created a URL for Verona HomesForSaleVerona.com and have forwarded to the template page.

Next I wrote a couple of blogs about Verona.

Just 5 days later after the creation of this site, I googled and now can report #7 ranking on the first and only search i tried.    Wow, just 7 days. Shows how fast the SEO rankings are working now.

My plan forward is to blog a few more times, add some more useful Verona area content, add Photos. and watch the site continue to rise to the top.

RealEstateGuy is a team of professionals helping people buy and sell homes in Verona Wi

Guy Lofts

Real Estate Guy Team

Helping Buyers and Sellers in Madison Wi Search all area homes for sale in Madison Wi

Get a chuckle, watch this 30 second video

Wisconsin Realtors are Mooving from Keller WHO to Keller WOW !

Mon, 08 Mar 2010 06:28:34 -0600

The whispers throughout the greater Milwaukee-Waukesha-Washington-Ozaukee county area are getting louder...the excitement is buildng. Keller Williams is an exciting, dynamic, technologicially, educationally, agent driven....prosperous and caring place for an agent who values the level of service they can bring to their clients and customers. It is not that there are not good agents elsewhere....we have had the very great pleasure of working with many throughout the four county area. It is that the resources that are available to Keller agents are not...and cannot be available to agents at other companies in this market.

An active marketing campaign in our area has agents from many different brokerages deciding to see what Keller Williams has to offer them...no obligation requireed...just an open mind and a willingess to listen. The Madison Keller Williams offices have seen dramatic growth in the last year...while some brokers were consolidating resources and closing offices...the Madison office increased market share 293.7% over the previous year ! How cool is that !

If you are looking to be a part of an agency on the mooove....offering state of the art technology...have an open mind and want to grow your business....we are happy to talk with you very confidentially of course. Feel free to e-mail:

recruitkwbrookfield@gmail.com

We will be happy to share the excitement...the knowledge...the prosperity....you can't be first...you could be next....find out what other agents have learend throughout the country and has made Keller Williams the fastest growing brokerage in the country...and the 3rd largest.

Dear Seller, About that number in your head....

Sun, 07 Mar 2010 08:31:15 -0600

The echo is everywhere....price to sell, not to sit...Here is another reminder from another Keller Williams agent...Pricing it right the first time gets a home sold for more money than hoping for a "shift" to a higher number...Thank You Ruthmarie !

Via Ruthmarie Hicks (Keller Williams Realty):

Whenever I go on a listing appointment, I generally find that the seller already has a “number in their head” about what their home should sell for. This number can come from various sources. It is – unfortunately – almost always higher than the current market can command.

In truth, I can’t blame sellers for this…their minds have been levered to continued price increases to such an extent that the current market has left most sellers blind sided.

The first thing I often hear is that “I need to get X out in order to buy my next home which I can now get for Y because its gone down in price.    The trouble if the property you want to buy has gone down so much in price, chances are the property that you want to sell has gone down by a similar percentage. Wishful thinking is often the culprit here. Markets are fluid – that was fine when prices were going up – but it also holds true when prices decline.

Misinformation is another issue. Many sellers look at what their neighbor is asking for their home. Asking isn’t getting. Many listings are overpriced in this market – so setting your price on the basis of other listings is not a wise strategy.

“But my neighbor sold their house for X just six months ago!” Six months is a lifetime in a depreciating market.   If your market is depreciating – and many markets still are – then prices have decreased over six months.

Zillow zestimates and other information on the internet may or may not be accurate. Zillow has been off as much as 25% in our area.   So if the zestimate of your property seems too good to be true, it probably is.

If you need to sell, price your home competitively – this is particularly important in a declining market where inventories are high and buyers are few. Overpricing your property will result in fewer or no showings. The property will sit as the market declines further – resulting in an even lower price down the road.   Overpricing a home is just about the worst thing you could do in this competitive market.

© 2010 Ruthmarie G. Hicks – http://thewestchesterview.com – All rights reserved.

Dear Seller, About that number in your head….

Short Sale Experiments...Homeowners Beware...Don't Be One !

Sat, 06 Mar 2010 06:33:13 -0600

We got a call from an agent the other day...she has been licensed almost a decade and has a geographic farm that is very loyal to her and she to them. She provides the kind of service "above and beyond" that creates a loyal following and a good real estate practice.

Her voice had an embarrassed tone to it....she had "tried to do a short sale" She had done what she believed was the best she could do...and we are sure it was just that...the best she could do without any experience or training. She asked other people in her office...none have had training...and only a few with any experience...and they had "advised" her....But she defended....after all it was "Name that Lender" so of course, they were tougher than any other lender and how could she be expected to be successful.

That is exactly the point...without training and/or guidance from successfully experienced instuctors and agents..no one would expect an agent to be successful in closing a short sale.

As other bloggers have said...and comments have been made....short sales are not for the faint of heart, short of patience, lack of education, shy on experience....Know what you don't know.

Could you sleep knowing that you may not have been the best agent for this situation ? Sellers...if you find yourself with a hardship that does not make it possible to pay your mortgage....look carefully for an agent with successful short sale experience...Ask for proof...call their references...learn what kind of experience qualifies them to list...and more importantly close, your short sale.

Being a good agent...a high volume agent...may not have anything to do with being a successful short sale agent. Agents choose areas of concentration and often what they like to do they do well. Sellers...choose carefully...the future of your credit lies in part, in the hands of the listing agent. Agents...Short sales are not for everyone..if you learn when you take a listing.,,,,which is when you should learn...that the mortgage balance will exceed the proceeds of the sale...and you have not had the training or experience with short sales. There is a maze out there in lender land...regardless of who the lender or lenders are...the neavigation can be a challenge. Earn your commission by referring it an experienced short sale agent...and sleep well knowing you have done the best you can do for a distressed homeowner.

Criticism for Doing Short Sales...Hmmmmm....

Sat, 06 Mar 2010 05:48:51 -0600

When we took our CDPE course quite a while ago... one of the agents in the class asked the instructor what she should do when her other customers and clients saw that her listings were "short sales" and may be priced less or reflected a practice with homes not of the "price standard" she had positioned herself in the market.

The instructor bit his lip, you could see the calming mental count to 10 going thru this head before he gave his response.

"If you believe doing short sales is offensive, less than productive, will reflect badly on your practice, it is better that you not do them," he replied calmly.

Short sales come in all price ranges and for many different reasons...hardship does not have an economic target. We have listed and closed short sales for hundreds of thousands....that were hundreds of thousands overpriced by other realtors....and done some for less than a hundred thousand.

For anyone who believes that the dollar amount of a listing reflects the "ability or reputation" of a realtor...I would respond as someone did to us the other day...."A practice that includes a specialization in short sales does reflect on your reputation...it shows you are a realtor with a heart, not just a bank account." Amen.

Money for Nothing...The Recipe for Success?

Sat, 06 Mar 2010 05:32:31 -0600

Until we work on our own image...promote our own professionalism, police those who have practiced less than ethically....we get what we deserve....a letter to the editor perhaps ? Great Blog courtesey of Laura Giannotta....your source for all things real estate on the Jersey Shore.

Via Laura Giannotta Your Realtor 'Down the Shore'! (Keller Williams Realty Atlantic Shore ):

ActiveRain members have a lot to say about how we, as REALTORS®, can better our image with the public and be recognized as professionals. Well, we might be fighting an uphill battle!

In one of my local daily newspapers, a headline in the weekly real estate section caught my eye. "Are you ready to become your own boss through real estate?"

I had no problem with most of the article...statements like "Real estate can be an exciting profession..." or "Helping others achieve the dream of homeownership is not only emotionally fulfilling..." Yada, yada, yada!

What really bothered me were the statements about being a REALTOR® New Jersey "...it only take a few weeks and several hundred dollars to get started in real estate."

OK, that can be true, and it might be an "attractive option for the unemployed or individuals who can't afford an expensive two or four year education."

But for this broker to state, "Perhaps the greatest benefit a career in real estate provides is flexibility." Not so bad you say?

This broker goes on this say, "The flexibility also makes real estate a great choice for those who have another career or are pursuing other interests, but would like to supplement their income." HUH?

What other industry advertises employment opportunities by saying, "Our industry is a great choice for you while you continue your current job, and pursue your other interests?"

Until our brokers and fellow agents begin treating real estate as a profession, we're fighting an uphill battle!

..
The Battle of Old Cedar Bridge Tavern, 2009

Since I have the song in my head now...follow this link to Money For Nothing, Dire Straits

Laura Giannotta
Keller Williams Realty - Atlantic Shore
REALTOR-Associate®
e-PRO®, ABR®
609-384-6121
Laura@JerseyShoreViews.com
Representing New Jersey home buyers and sellers in southern Ocean County; Homes in Waretown, Homes in Barnegat, Homes in Manahawkin, Homes in Eagleswood, Homes in Tuckerton, Homes in Little Egg Harbor and Homes on Long Beach Island. You can also contact me about homes in northern Atlantic County; Homes in Galloway, Homes in Absecon, Homes in Mullica, Homes in Egg Harbor, Homes in Mizpah and Homes in Mays Landing.

GET YOUR OWN JERSEY SHORE VIEWS!
(SEARCH FOR HOMES DOWN THE SHORE)

Mother in Law Research - Not the Best Resource

Sat, 06 Mar 2010 05:17:35 -0600

Lots of buyers, sellers...agents and lenders ....people in general, rely on "Mother in Law Research". This is a term coined long ago that means...ask the people you know...not the people THAT know....and draw your conclusion based upon this "research."

Everyone wants family and friends to agree with them, applaud decisions, congratulate successes,it is human nature to want approval. When there ar large decisions to be made...the Mother in Law system may not be the "highest and best source" for the answer.

- Deciding on the state of your local real estate market based upon what was said on the evening news may not be an accurate reflection of what is happening in your neighborhood

- Using the Mother in Law recommendation for choosing a professional to perform a sevice without the benefit of further research or collaboration may not be the best choice (ask the person with the now wet basement, leaky roof, etc. who used their neighbor's nephew)

- Choosing a lender without the benefit of finding out what other programs and interest rates may be offered for a particular purchase, especially today in the ever changing economy, may be costly

- The lowest bidder....hmmmm...maybe and maybe not...was price the only criteria in choosing that vendor ?

The best decisions are made from a position of strength. The strength of independent collaboration and not necessarily the person you are related to, a friend of or who is most likely to agree with you. For your own protection, whether or not you like your mother in law, use objective sources to make the highest and best decisions.

Go Ahead Steal It...Franklin WI Short Sale Condo...WOW !

Fri, 05 Mar 2010 11:03:25 -0600

The Buyers' Loss is your gain...Back on the market...Come quickly...this 3 bedroom condo is larger than some homes...OVER 1200 square feet ! Take a dip in the outdoor pool....enjoy the clubhouse...convenient location...WOW ! Showing appointments thru listers...Our Short Sale Team doesn't just list short sales...we close them !

Sally K. Hanson | Keller Williams | 414-525-0563/877-525-0563

9363 Cobblestone Way, Franklin, WI

Great 3 bedroom upper condo - gas fireplace, in-unit laundy...Short Sale Priced to Sell ! enjoy the pool, entertain in the clubhouse...love it..live

3BR/1BA Condo

offered at $119,777 !!!

Year Built	2002
Sq Footage	1,223
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	Unspecified
Lot Size	Unspecified
HOA/Maint	$150 per month

DESCRIPTION

3 bed, 2 bath upper in a great location...walk in closet, gas fireplace...lots of room over 1200 square feet,short sale priced to sell now !

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Fireplace
- High/Vaulted ceiling	- Walk-in closet	- Dishwasher
- Refrigerator	- Stove/Oven	- Microwave
- Washer	- Dryer	- Laundry area - inside
- Balcony, Deck, or Patio	- Swimming pool

COMMUNITY FEATURES

- Garage parking

- Clubhouse

ADDITIONAL PHOTOS

Great Room with GFP	Dinette
Kitchen w/Appliances	Great Curb Appeal
Spacious Bedroom

Contact info:

Sally K. Hanson

Keller Williams

414-525-0563/877-525-0563

For sale by agent/broker

Equal Opportunity Housing

Posted: Aug 14, 2009, 7:55am PDT

Posted by Sally & David Hanson WI Realtors Res.\Comm\Short Sale\CDPE\ABR\e-Pro on 08/14/2009 11:25 AM

Comments (2)

Franklin WI Condo Open House Short Sale in the Regional (Localism) Channel

franklin wi real estate, franklin wi condo, franklin wi short sales, short sales

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Originally posted at: Relocate to Wisconsin : Great 3 Bedroom Spacious Franklin Condo

Arrogance ...Has WHAT place in Business...We Forget ...

Tue, 02 Mar 2010 12:33:30 -0600

We took out buyers to a beautiful home the other day....everything about it was what they loved...from the paint colors to the room layout...then there was the matter of the price. They COULD pay at or near asking.... after careful review with their financial planner, they decided it was just not a part of their financial plan at this point in time. Researching the history of the property...the price was apparently in no other buyer's plans either....at various prices...the home has been on the market a total of 741 days. We have had sellers sell and buyer short and traditional sales get to the closing table with less than what everyone believed the house was "worth"...but there was a closing and a relief to the sellers....and buyers who could take advantage of the price,

In that light, I e-mailed the listing agent and told them our buyers liked the house but were willing to pay $X, did not want to insult the sellers....just a thought to float. World's most arrogant reply fired back (this agent has only had the listing 30 days....he is lister number 4....who listed it at the former agent's expired price.)

"I can assure you the sellers are not interested in an offer of $X...they have refused higher offers. If your buyers can pay that much in cash, the payment would be $X for financing an additional $X. (Gee thanks, my calculator was broken....)

A quick look at recently scheduled sheriff's sales....Oh Oh....Agent $X....it looks like part of your expired list is now on the Sheriff's docket....whoops...maybe your sellers would have been interested in a lower price if you had explained the options of a short sale and foreclosure....

Do we always know the sellers real selling motivation ? Can we speak without consulting them....after over 2 years on the market....Whether a buyer CAN pay $X is the same is not different than whether a seller will accept $X...it is one willing party to another....and who are agents to decide how willing and when enough may be enough...enough to take a less than optimum price...we are not.