2011 Oct 21st

The Hoboken and Downtown Jersey City Google Maps for 10/22 and 10/23

The Original and Best Open House Google Map Just Keeps Getting Better!

Just click on the map below to see every Open House in Hoboken this weekend as compiled from the Midweek and Hoboken Reporter, the MLS, every Realtor website and email and Craigslist courtesy of the Turoff Realty Team.

We have once again improved our map to provide you with better pictures, more listing information and a faster user interface. Not only that, you can now click the “Address”, “Price” “Bed” or “Details” columns to put the open houses in ascending or decending order.

No more need to register! No silly form to fill out!

From now on, to see the HOBOKEN OPEN HOUSE MAP just click on the map picture below:

hoboken-open-house

Click to see the Downtown Jersey City Open House Map

When you look at the map, place markers are color coded:

  • Studios & 1BRs for Hoboken are red
  • Studios & 1BRs for Downtown Jersey City are fuschia
  • 2BRs for Hoboken are green
  • 2BRs for Downtown Jersey City are turquoise
  • 3BRs & Bigger for Hoboken are yellow
  • 3BRs & Bigger for Downtown Jersey City are purple

New listings are marked with a Push Pin icon (in the same color scheme.)

Click on the location marker for:

Who Represents Whom?

Did you know that the agent hosting an open house is the Seller’s agent? Whether it is the actual listing agent or any other agent from the same company, that person legally represents the sellers. Not only that, the hosting agent – by law – has a fiduciary duty to the seller to get that seller the highest possible price for that property. Do you think it might be a conflict of interest for that same person to then represent you? Many people think so. In fact, in many states (other than NJ) it is illegal for the same agent to represent the seller and also work with the buyer.

If You Thought Sunscreen & Condoms were the Only Protection You Need – You Are Wrong!

Interested in new construction – like Maxwell Place or Hudson Tea? Before you walk into the Toll Brothers Sales Office know what you are getting in to! Once you talk to the sales office – even casually – they WILL NOT compensate your agent if you go back with an agent. Of course, you should go back with an agent because:

1. The sales office works NOT for you but for the developer! They are Toll Brother’s agent – not yours!

2. Despite what you may have heard or come to believe, Toll Brothers is NOT going to cut you a deal if you work with them without an agent.

Looking at resales? Did you know that when you go to an open house you can see the property at the open house on your own and then go back to it with your own agent? So if you see something you like at an open house you find your own agent who does not work for the seller. By the way, if the host says “oh, it’s not my listing, I’m not the seller’s agent” they are just flat-out wrong. The listing agreement a seller signs is between the seller and the brokerage company (Century 21, Coldwell, Remax, etc.). EVERY agent from that firm is the seller’s agent! So protect your interests. You’re making one of the biggest financial decisions of your life.


Posted by Lori Turoff | Currently Comments Off on The Hoboken and Downtown Jersey City Google Maps for 10/22 and 10/23

2011 Oct 15th

The Hoboken and Downtown Jersey City Google Maps for 10/15 and 10/16

The Original and Best Open House Google Map Just Keeps Getting Better!

Just click on the map below to see every Open House in Hoboken this weekend as compiled from the Midweek and Hoboken Reporter, the MLS, every Realtor website and email and Craigslist courtesy of the Turoff Realty Team.

We have once again improved our map to provide you with better pictures, more listing information and a faster user interface. Not only that, you can now click the “Address”, “Price” “Bed” or “Details” columns to put the open houses in ascending or decending order.

No more need to register! No silly form to fill out!

From now on, to see the HOBOKEN OPEN HOUSE MAP just click on the map picture below:

hoboken-open-house

Click to see the Downtown Jersey City Open House Map

When you look at the map, place markers are color coded:

  • Studios & 1BRs for Hoboken are red
  • Studios & 1BRs for Downtown Jersey City are fuschia
  • 2BRs for Hoboken are green
  • 2BRs for Downtown Jersey City are turquoise
  • 3BRs & Bigger for Hoboken are yellow
  • 3BRs & Bigger for Downtown Jersey City are purple

New listings are marked with a Push Pin icon (in the same color scheme.)

Click on the location marker for:

Who Represents Whom?

Did you know that the agent hosting an open house is the Seller’s agent? Whether it is the actual listing agent or any other agent from the same company, that person legally represents the sellers. Not only that, the hosting agent – by law – has a fiduciary duty to the seller to get that seller the highest possible price for that property. Do you think it might be a conflict of interest for that same person to then represent you? Many people think so. In fact, in many states (other than NJ) it is illegal for the same agent to represent the seller and also work with the buyer.

If You Thought Sunscreen & Condoms were the Only Protection You Need – You Are Wrong!

Interested in new construction – like Maxwell Place or Hudson Tea? Before you walk into the Toll Brothers Sales Office know what you are getting in to! Once you talk to the sales office – even casually – they WILL NOT compensate your agent if you go back with an agent. Of course, you should go back with an agent because:

1. The sales office works NOT for you but for the developer! They are Toll Brother’s agent – not yours!

2. Despite what you may have heard or come to believe, Toll Brothers is NOT going to cut you a deal if you work with them without an agent.

Looking at resales? Did you know that when you go to an open house you can see the property at the open house on your own and then go back to it with your own agent? So if you see something you like at an open house you find your own agent who does not work for the seller. By the way, if the host says “oh, it’s not my listing, I’m not the seller’s agent” they are just flat-out wrong. The listing agreement a seller signs is between the seller and the brokerage company (Century 21, Coldwell, Remax, etc.). EVERY agent from that firm is the seller’s agent! So protect your interests. You’re making one of the biggest financial decisions of your life.


Posted by Lori Turoff | Currently 5 Comments »

2011 Oct 11th

The Value of Hoboken Open Houses

open-house-illustration1If you are interviewing agents to list your property, and you are told open houses are a big waste of time, and that appointments are the only things that matter – you are interviewing a liar! Say “thank you” and move on to the next candidate.

Open houses enable people who are not yet working with an agent to easily see many properties in a single day.  They may be just beginning their search, browsing just for fun, scoping out the competition for the sale of their own property, or seeing what else is out there after having made an offer on a different property.  Sometimes however, they are real buyers – and their visit to your open house, by chance or by design, may lead to a deal.

It’s true that appointments are WAY more telling of the interest in a particular property.  You can have open houses every day, but if no one is making appointments to show your property, it’s probably overpriced.  That doesn’t mean open houses have no value.  The Turoff Team believes in open houses and we host more of them than most other realtors. On numerous occasions we have received offers that resulted in sales on properties first seen in one of our open houses.

So why would someone tell you that open houses are ineffective?  The answer is simple – they represent a lot of work and expense for the agent.  If all an agent does is post your listing on the MLS and then wait for other agents to bring buyers, they can handle more listings (and earn more commissions.)  To effectively host open houses lots of work must be done.

A good agent will place an ad in the Hoboken Reporter, update the OH calendar on multiple internet sites like Trulia, Zillow and Craigslist and they’ll tweet it and post it on their Facebook page.  They’ll create flyers and drive around placing signs on Washington St. (and then go out again at the end of the day collecting those signs.)  They’ll blow up balloons for the front of your property (to attract attention), create sign-in sheets and door hangings – and finally and most importantly, they’ll dedicate three hours (or more) of their weekend to sitting in your home waiting for visitors to ring the bell.

Weekends and after-work hours are a realtor’s bread-and-butter.  It’s when every buyer wants to go out to look at properties.  For me to host an open house from 1 to 3 on a Sunday occupies my time from 10am until 4pm.  I could probably show two sets of buyers 10 to 15 properties during that time.  That’s the REAL reason your are being told open houses are ineffective.  Agents just don’t want to give up their weekends to host them and help you sell.

There are agents who will host a limited number of open houses for you, but who will put minimal effort into the marketing so as to minimize their time commitment.  You should ask the people you interview how many open houses they are committed to hosting, if they plan to host their own open houses (if an agent has 50 listings, how much time do you think they are commiting to yours) and how they plan to market the open house.  One sign on your corner and a flyer on the door won’t cut it.

So before you sign on the dotted line and commit the sale of your valuable property to a single agent for the usual six months, ask the right questions and get clear answers.  If the agent tells you “we’ll have to see what activity we get at the first open house” or that your property will sell before you need to have any open houses, be very skeptical.  Once they hook you and get you to sign, they may not really be willing to put in the time it takes to do right by you.

Posted by Lori Turoff | Currently Comments Off on The Value of Hoboken Open Houses

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