March
13

Get a Qualified Intermediary - Do Your Documentation Correctly.

The first requirement is that the property being sold AND the new property be what used to be called “like-kind.” Like-Kind, however, does not mean that the two properties both have to be the same type, ex. apartment units for apartment units, rented storefront to rented storefront, rented residence for rented residence.

It really refers to the USE of the property. To qualify as like-kind, the property just has to be income producing.

You could sell a rented home and buy a tri-plex. You could sell a warehouse and buy a lumber yard, or two condos, or four houses, whatever.

Like-kind relates to the USE of something, not what it looks like. or how it is described or where it is. Raw land is a bit different, though. It always qualifies for 1031 even if it is not leased or rented out by you.

As long as the item was not your primary residence, you can generally qualify it as a like-kind property for 1031 purposes.

Of course, there are fine print considerations, but this is a general description of what constitutes a 1031…go on to Step Two, Three, and Four now.

But I am no tax advisor, so be sure to consult your CPA, certified property exchangor real estate agent, Attorney or a financial advisor before starting.

Certain documentation must be prepared by knowledgeable consultants before you sell the first property.

See my 1031 property exchange section of my 900-page web site for more information and links.

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March
12


Panoramic Ocean View and
$500,000 in Upgrades Found in
Fabulously Remodeled San Clemente Home

See our TV commercial on this home: CLICK HERE.

Have Debbie show you her newest listing… upgraded inside and out with a 180-degree Panoramic Ocean View from high atop a San Clemente hill. Only $2.1 million. For many pages of detailed description on dozens of upgrades, CLICK HERE.

At the open house I held on Saturday for this home, we had a good turnout. Earlier in the week, a Realtor had brought a lady by to see the home, but the Realtor had a comparative market analysis or nearby home prices that was not accurate.

I did the research and found a better set of COMPS for them, and on Saturday, the lady buyer came by with her husband and not the Realtor. The home’s owner was there and personally showed them all the home’s great features that he had added with loving care.

We are hoping that the couple comes back and wants to make an offer on the home now that they know the CORRECT comps and have seen the incredible view and amenities and improvements.

This home is located in the elite, high atop a hill section of San Clemente known as Palacio Del Mar in South San Clemente, CA.

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March
9

FSBO SELLING USUALLY GAINS YOU NOTHING; SURE YOU SAVE PAYING REALTOR COMMISSIONS, BUT WHAT YOU REALLY WANT IS THE HIGHEST PRICE YOU CAN GET…AND THAT’S WHAT REALTORS DO FOR YOUphoto-36-medium.JPG

Yuk! FSBO signs are usually radically unprofessional looking like this one.

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Now THAT is a beautifully worded and professional looking Realtor yard sign!!!!

Having a Realtor sell your house statistically brings a seller 16% higher in sales price on a home. That’s the difference between $230,000 vs. $198,200.

FSBO stands for “For Sale by Owner” and most of the time, unless you already have a buyer in your pocket, it’s generally an exercise in futility.

FSBO transactions have dropped dramatically since 1997 from a high then of 18 percent. In 2005, only 13 percent of sellers did sales without a real estate agent.

Additionally, of those FSBO sales, 39 percent of them were between a buyer and seller who knew each other beforehand. In 2004 the figure was 32 percent.

In both 2003 and 2004 the FSBO share all sales was 14 percent. The highest ever was in 1987 at 29 percent. It had likely been higher before that at some time, but NAR only began following FSBO statistics in 1981.

For a lot more good information about FSBOs and why being one may be hazardous to your pocketbook, visit my FSBO real estate sales section of my web site. . DF

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March
9

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(Click on photo above to enlarge)

This Orange County Association of Realtors real estate mixer had the biggest turnout of real estate agents that I had seen in the past two years. But then the event was held at the very posh El Niguel Country Club.

The appetizers were to die for and the service and servers were terrific…I couldn’t believe how many waiters and waitresses they had for the big room and the Realtors had a terrific time. No doubt this is also because consumers have suddenly woken up to the fact that there IS no real estate bubble in South Orange County and if they are going to buy or sell a home, they better get to it. Which means, of course, that for 90% of them, they are going to be contacting a Realtor.

My husband, Bill Koelzer and I got there early. (See my 1000-page web site HERE and I had a great time seeing old pals like Todd Snider, Connie Hootman, Mary Powers and the ever-enchanting Karen Masters who, Bill says, when she wants to be, becomes the most beautiful woman in the world, next to me, of course.

And we met Realtors new to the area, like Amy Mosley, only two months here from New Jersey and who still maintains a thriving real estate office there. And we talked with Magic Gourgy, Mortgage Consultant from Wells Fargo.

Realtors there went nuts with the literally dozens of drawing prizes, mostly of the bottled kind, though there were some monster “baskets.” You know, the kind all wrapped in cellophane that look like a thousand dollars worth of stuff until you start taking them apart and see that the boxes of goodies aren’t QUITE so big as they looked through the plastic…but we will gladly take any that we win and give to the staff.

The Orange County Association of Realtors has a mixer every month, usually the same day/time each month. Call OCAR to see when the next one is or visit OCAR at www.OCAR.org.

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March
8

Consumers who are moving in, moving out, relocating to another area, or switching utilities, can do most everything they need online now at www.homes.org.

Every Realtor should have a link to homes.org on their web site as a service to their realty home buyers and sellers. Homes.org makes it simple to compare prices and handle utilities via the Internet: water, gas, phone, sewer, satellite TV, Internet and cable service, and newspapers.

In a nutshell, here’s much of what the site offers in just utilities and shopping:

Utility Switching Concierge
Electricity
Gas
Local Phone
Long distance phone
Newspapers
 
Comparison Shopping
Satellite & Cable TV
Broadband service providers
Cellular & wireless plans
Home products & electronics
Credit cards

You can also shop for home alarms, home warranties. The site takes care of all the connections and transfers your new home requires. You canget it all done in one place with the site’s Utility Switching Concierge Service.

You can also lower your current home expenses by comparing various prices shown for home services in your zip code area.

Get BY-NEIGHBORHOOD info on demographics, cost of living, crime, driving directions, shopping, restaurants, school performance and test performance. And more. Go visit www.Homes.org now to see for yourself.

 

 

 

 
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March
7

 bill-deb-ascotbest-wince.jpg

Say “Maytag” and people hear “reliable.”

Say “Disney” and people hear “family.”

Say “Rolls Royce” and people hear “luxury.”

Positioning on the Internet and in marketing in general refers to how you (your company, products or services) are perceived by customers.  It is exactly that—a perception that people form.

Positioning is not something that you can touch. Positioning can be fragile and may require continuous tweaking. Your place refers to the position that your company, products or services occupies in the minds of others.  For practical business purposes, it is how people rank your products, your firm, your service, etc. on a graduated good / bad perception scale against similar choices.

The name “Maytag” is a good example of positioning. For decades, this appliance manufacturer has put out a single message: reliability. As a result, when you ask people which washing machine is the most reliable, most will answer “Maytag.”

Is Maytag the most reliable washer? (See http://www.consumerreports.org.) Maybe, but not every model and not every year—however, that doesn’t matter in positioning. Maytag’s goal, which it set for itself very early in its competitive history, was to gain and keep the position of Number One in Reliability in consumers’ minds. As long as consumers keep thinking that way, Maytag maintains its positioning advantage over its competitors—even those who might make a more reliable washer.

Note that Maytag set out early to be positioned as number one in reliability. Being early is important because once you gain the number one position in people’s minds, dislodging you from that placement is very difficult. So, if at all possible, capture your distinct position early, before someone else does. Fortunately, because the Internet is still a relatively young phenomenon, you may still have a good chance to distinguish yourself from competitors and capture your desired positioning.  Maytag is also an excellent example of branding, or building a well-recognized brand identity.

You and your Web site are, or maybe should be, relentlessly competing with other firms that provide the same or similar services or products. Don’t think that you can enjoy a friendly sharing of Web space; this is war. And on the Web, how quickly a company gains market share may spell its success or failure in the next few years.  Paying attention to positioning is crucial if a company is going to get that market share on the Web.

Standing Out from the Crowd: How Do You Distinguish Yourself?

By the very nature of positioning, you must distinguish yourself as “something,” ideally, as something special. What can it be for you? What can you tell people about your firm, products, or service that will differentiate them from others in the minds of your Web site visitors?

Many firms “on the Web” today are not projecting any specific or distinct positioning whatsoever. Pages in their sites say and show basically the same things—a company logo, product photos, a list of services, a list of cities served, a general statement about “willingness to give 100%” or a profound belief in real customer service and ethics. (Yawn.) Site reviewers for Web directories like Yahoo! will categorize these sites as “Lookie Me” sites, that is, sites that appear to be most concerned with the company’s ego. These sites could be called “epitaphs for living companies,” and reviewers will rank them lower than sites that demonstrate sincere concern for the interests and priorities of their visitors.

Your site must focus on creating and reinforcing a particular identity, ability, characteristic, feature, benefit, or service—a position. Emphasize a single theme, and then let related points, information, graphics, and links to additional pages and/or sites support the position. Note that we say that you need a particular position, one that separates you from other companies and Web sites that operate in your field (your competitors).

The list below provides some examples of market position statements or themes that make some firms or their products or services stand out.

Real Estate

Buyer’s Agent, Exclusively—Buyers Need Representation, Too

Seller’s Agent, Exclusively

The Beach (or Lake) Property Specialist

The Horse Property (or Ranch or Farm) Expert

The Internet Realtor® for Buyers (or Sellers, or both)

LuxuryHomesforCountryLiving.com

The Luxury Property Realtor®

The “Fixer-Upper” Specialist

The Realtor® for First-Time Buyers

Let the Neighbor Pay Your Mortgage (Income Property Agent)

Historical and Other Older Homes

Which of the following phrases or statements do you think has the most effective positioning? Why?

(baby food) “You’d eat our baby food yourself!” or “for healthy, happy babies”
(toothpaste) “with the latest chemical discoveries to sanitize your mouth” or “when you want your mouth to feel fresh and clean”
(income tax service) “We attend 200 hours of training each year to master all the smallest details of changes in thousands of tax laws.” or “You can trust our fast and accurate income tax preparation.”

Identifying Your Position

How do you know what position to establish and capture through your Web site? Ask yourself several questions:

What are we best at?

Where do or can we excel?

What positions haven’t other firms in our field already taken?

Whom do we want to attract? (See “Audience” section.)

What do we want to accomplish? (See “Goals” section.)

Select something in which you excel—whether it is “everything for everyone” or something more defined if you were a medical equipment manufacturer, such as “We stock only the highest quality medical instrumentation in every category,” and then stake out the position for yourself. The last question is especially important, because it must be a realistic assessment of what you can achieve.

Use the checklists below to help you think about the position you might want to claim. Place a check next to the items that best fit you, your work, your company, product, or service. Thousands upon thousands of descriptions can be created or considered, of course. Do not be limited by the few examples provided here to give you ideas.

Checklist: Identifying a Market Position

PART 1: What are we? Where do we excel? Positioning a Company

q Getting new customers.

q Expanding our customer base.

q Retaining current customers.

q Getting referrals from current customers.

q Initiating frequent contact with customers even when they don’t contact us first.

q Ensuring on-time delivery.

q Advising buyers about which product best fits their specific needs.

q Explaining how to use each product so that buyers really “get” it.

q Helping buyers decide on the right price and the right time to buy a product.

q Getting business—actual sales—for our customers so that loyalty is developed.

q Helping customers expand their business.

q Helping buyers with a certain type of problem.

q Selling in large quantities.  Selling in small quantities.

q Selling internationally or to a specific country or US geographic region.

q Helping customers sell older, outdated versions of products they bought from us.

q Integrating customers into our Customer Relationship Marketing programs.

q Assisting buyers with legalities of using our products.

q Helping customers obtain financing.

q Working with first-time buyers.

q Helping customers in how to get maximum profits from using our products.

q Helping franchisees open new territories.

q Responding fast to customer inquires, whether by phone, e-mail, fax, whatever.

q Helping customers make presentations to their customers to help them gain a sale.

q Negotiating unusual or creative transactions to help buyers.

q Understanding buyers’ specific priorities.

q Educating clients about the latest selling tactics.

q Ensuring that our customers always have sufficient tools to help use or sell our products.

q Being supportive of nervous buyers.

q Having a terrific inside sales department that is very responsive to buyer needs.

q Allowing customers access to our databases that might assist them.

q Providing exceptional content on our Web site to inform and educate buyers.

q Help buyers with their product selections.

q Communicating complicated information.

q Dealing with difficult people.

q Shepherding complex transactions through completion

#

——————–
Bill Koelzer, CBC, APR
Marketing & Internet Consultant
PH:  949-496-4159   FAX 949-625-8622
2924-D Camino Capistrano
San Clemente, CA 92672
E-mail:    mktg4u@cox.net
Web site:  http://www.koelzer.com
….Read my Marketing Columns at:
http://realtytimes.com/rtnews/rtapages/billkoelzer.htm
Learn Web Marketing Fast & Easy…
….Buy my co-authored Realty Marketing  book at:
http://www.amazon.com/exec/obidos/ASIN/0130115479/sanclementereale
….Put Your URL on your car:
http://www.debbieferrari.com/mainpromoplates.htm
….Listen to my Radio Interview on Web Marketing:
http://www.REcyber.com/audio/billkoelzer.html

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March
6

Best Hamburges in

South Orange County, CA

South Orange County, CA is highly blessed with a few great hamburger places, and thank God that we are, because MOST hamburger places are pretty much the same. Here are my choices for BEST OF ALL HAMBURGER PLACES
in South Orange County CA.Fatburger

San Clemente
1017 S. El Camino Real
San Clemente, CA 92672
P: 949-492-9182
F: 949-218-1185

The owner’s name is Rich and he’s there most of the time, playing Jolly Innkeeper as well as any restauarteur I’ve ever seen. He’ll even bus the tables as he chats up the guests.

Now, the King Deal KingBurger at Fatburger is a half pound of majesty—juicy and made of EXCELLENT quality beef, not that gristly stuff that some places serve in their big burgers.

I get my King Deal CHEESEburger with head lettuce leaves wrapped around it, and all the usual stuff on it. The key to eating a lettuc-wrapped burger is to wrap a napkin around the outside of the burger and as you eat it, keep sliding or rolling the paper down. Fatburger serves their burgers in a tidy little envelope that makes eating a carbo-burger a breeze.

I usually take my special Heinz Lo-Carb ketchep in with me and that way save 75% off the carbs in regular, sugary Heinz.

With the lettuce wrap, a Fatburger King Deal has about 3 carbohydrate grams. With a bun, it has nearly 50. Because I need to stay under 40 grams a day to lose weight every day on the Atkins diet, you can see the value in Lettuce wrapping for me.

Bravo Burger

31722 Rancho Viejo Rd, San Juan Capistrano

Get off the 5 at Ortega Highway and go East and turn right on Rancho Viejo Road. OMG, their burger must use the best beef in the world…it is sooooo hearty and rich…get their double cheeseburger, or giant turkey or chicken sandwiches. BBQed anything is terrific. Bravo Burger’s chicken salad is big enough for THREE people.

This is a small, family owned (O&O) burger chain with I think seven locations (another I know of is in Huntington Beach and lots of bicyclists favor it), Bravo Burger doesn’t have a web site, at least one that I could find. We just discovered Bravo Burger a few weeks ago (Feb-07) and have added it to our favorite burger and salad list.

In-And-Out Burger

 

potatoes——————————————–—————————————————————

Hey, In-And-Out Burgers, on Camino Capistrano, in Laguna Niguel, just off Avery Parkway, from the 5 freeway, serves the incomparable DOUBLE DOUBLE cheeseburger which may be cooked by God instead of by the super friendly, albeit noisy, cooks banging out the burgers and fries.

 

Besides the Laguna Niguel one, there are other south Orange County In-and-Outs in Laguna Hills and Foothill ranch. They like to locate their units about 10 miles apart on freeways…we were gonna get one in San Clemente where Carrows is now, but the city council felt that the driveway would be too close to the fallout from the Pico Blvd. off ramp and so turned it down. I even spoke in favor of it before the city council.

 

Rose Donuts (and Burgers),

Now this little unassuming place sits alongside a beauty shop and a liquor store in North Orange County:

 

SAN CLEMENTE624 Camino De Los Mares
San Clemente, CA 92673
(949) 493-9200

There are about six other locations in Southern California, with the closes being:

 

CORONA DEL MAR3536 East Coast Highway, Ste C
Corona Del Mar, CA 92625
(949) 675-3151

The owner lady, Katie, is a meticulous person who keeps the place tidy and compact. The menu covers breakfast and lunch and their donuts are terrific, from when I used to eat such things. Their cheeseburger combo is only about $5.50 and huge; the fries are to die for.

I usually sit outside at eat since the area is covered. Believe it or not, this place was name one of the THREE TOP BEST HAMBURGERS IN ORANGE COUNTY places by the Orange County Register Newspaper a few years ago. (Tip: Get the fries done extra-crispy & the bear claws are amazingly good.

 

 

 


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