• psst … I’m a Realtor! Thanks for stopping by my website. I would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home. This website is authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com and Mr Williamsburg.com were created as a resource for folks who are exploring a move to Williamsburg, VA , Hampton Roads VA and the surrounding areas of the Virginia Peninsula. On his website you can search homes for sale , foreclosures, 55+ active adult communities, condos and town homes , land and commercial property for sale in Williamsburg, Yorktown, New Kent, Poquoson, and Gloucester, VA as well as surrounding markets of Carrolton, Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry, Va Beach, Yorktown and York County Virginia You can reach John by email John@MrWilliamsburg.com or phone @ 757-254-813

Wiliamsburg VA Real Estate “Fords Colony News”

From an article in the VA Gazette 

JAMES CITY – In a stunning affront, homeowners in Ford’s Colony are looking outside the gates to find a new management company. That threatens developer Realtec’s hold over the sprawling planned community.

The potential shakeup is the latest wedge in a series of disputes that date back to an attempt to build 220 workforce homes across News Road. Realtec hoped to roll the project into the Ford’s Colony master plan, which homeowners vehemently opposed. Things went downhill when management pushed a big continuing care facility as well.

The homeowner association president downplayed any animosity. Deborah Gatzek-Kratter said, “This isn’t anything adverse about RCS,” referring to Realtec Community Services. “It’s just a normal process. It doesn’t reflect anything about anybody. There’s no problem [with Realtec]. This is about getting the best value, the best service, for the money.”

It is nonetheless the first time the Homeowner Association has challenged an arrangement forged 23 years ago by opening the management contract to outside bidders. Last week six bids came in, including one from Realtec.

What’s at stake is a contract worth $4.5 million that covers more than 25 employees in 24-hour security, 30 in maintenance, five in management and two in recreation, plus summer temp help. Community Services maintains 45 miles of private roads and 250 acres of common area.

Realtec the company oversaw the compound until 2000, when it ceded control to the Homeowner Association after a series of phases.

Insiders said this week that with Realtec’s “veto power” over association decisions set to expire in 2010, now’s the time to recast the contract or retain a new company altogether.

Realtec general manager Drew Mulhare said, “We believe that keeping the interests of the developer and the HOA aligned is in the best interest of both entities and, of course, the folks who own property here.” He said Community Services drew a 90% approval rating in a recent survey.

Skeptics feel Realtec is still in charge.

Ousting Community Services is more complicated than hiring a new company. It owns the project maintenance facility, which houses management offices, storage, a mechanic’s shop and a fuel depot. The HOA pays into a shared-use agreement, but the cost is half of what homeowners can expect to pay in mortgage or lease costs for separate facilities, Mulhare said.

Indeed, Community Services would be under no obligation to let the homeowner association use the facility.

“Maintenance companies, large landscape companies and construction companies have spoken to us in the past regarding co-op agreements, mergers or leases,” Mulhare said. They are attracted to being close to the 3,000 lots, 2,400 homes and 600 to-be-built units at Ford’s Colony.

Then there are the 60 or so Community Services employees. Realtec could be subcontracted by the new company, Mulhare noted, which moves the negotiations mostly to a matter of the $436,000 upper management portion of the contract.

“It would separate me and my development connection from the management agent,” Mulhare said. “However, there is no evidence that my dual relationships have been a determent to the [Home­owner Association].”

Village at Ford’s Colony, the controversial continuing care facility on News Road, will come online in a matter of years, Mulhare said, providing more business for whoever runs the compound.

Gatzek-Kratter carefully noted that the decision was not based on the controversy over the continuing care facility. More than 900 Ford’s Colony residents initially opposed the plan, and the HOA later tried to block it through legal means. Eventually both residents and the HOA supported the retirement home, or at least agreed to not fight it anymore.

Hampton Roads/ Williamsburg Va Real Estate. Reasons homes are not selling

A few reasons homes are not selling in Williamsburg/ Hampton Roads Va1. Unrealistic List Prices.  A large percentage of the homes on the market are overpriced for what people are willing to pay for them,” 

A lot of sellers are pricing way to high from the start. They are then adjusting their price and coming down. Sadly they keep chasing the market downward behind the curve.

2. The First Offer is Often the Best Offer. There’s a reason this is a real estate cliche. If you get an offer in today’s market,  try to make the best of it , negotiate and live with it if you can, because there may not be another offer for quite some time. 

3. Don’t let your house get stale  The longer a house is on the market, the less attractive it appears. Consumers are watching the market very intently these days. A common thought is :If no one else has bought this house in 12 months or longer, why would I want it ? What’s wrong with it ?

Homeowners sometimes try to get around this problem by allowing a listing to expire and then re-list the house to start the clock ticking again. The  (MLS) multiple listing service ( WAAR/ Williamsburg Area Association of Realtors, REIN/ Real Estate Information Network, CVRMLS/ Central Virginia Regional MLS, CBRAR/ Chesapeake Bay and Rivers Association of Realtors ) will classify it as a new listing-but real estate agents who know the area will usually recognize that it’s the same old house.

You won’t  fool many people . Better to price it right from the start to get it sold quickly and prevent the staleness.

4. Listen to the feedback. 

If a common response from showings is ” It needs new carpet ” Then install new carpet or paint the interior, remove the wallpaper or any other common feedback responses

5. Go For the HGTV Look.

Quite a few of today’s home buyers in Williamsburg and Hampton Roads VA are seeking perfection in the home they will buy. That’s hard to do in some older homes. An older home is not going to be modern like those home design shows.

Numerous buyers ( maybe all) are watching the endless stream of design shows on HGTV these days. It is shaping their expectations.

While that doesn’t  mean you have to put in granite counter tops and new kitchen cabinets, although not a bad idea. You do need to clear the clutter and make the place spiffy.

Quite a few homes that I have shown to buyers in the Williamsburg and Tidewater Va area look like they just appeared on an HGTV segment. Even homes selling in the $190k-$250k price ranges. Use contemporary colors, buy a few accessories at Target. Hide your personal things.“

6.. Don’t Expect a purchaser to Renovate. Yes, there are people who visit Lowe’s/ Home Depot daily and love to do projects around the house, painting , building decks, hanging light fixtures, installing new flooring. But most of today’s buyers want to move in and live. With so many homes to choose from they will normally pick the one that needs the least amount of work/fix up, etc. Even in a good market, fixer-uppers attract only limited offers because people just don’t have the time. money or energy. The people that do have the time will expect a really low price.

7. Understand Buyer’s Mentality.  Quite a few sellers currently think buyers are being greedy. In fact that’s not normally the case. Quite a few of today’s Hampton Roads home buyers are frightened. A major concern is fear of home values in the Tidewater VA area will decline after they purchase. A number of buyers won’t  have the courage to buy a home unless it’s better than the other homes currently on the market and it’s irresistible to them.

8. Play to Strength’s of your Home. Is it on a busy street ? While some think that’s a turnoff others will not mind. If it is make sure your overall curb appeal is enticing. Try to bring in those people driving by with beautiful landscaping. It’s amazing what a few hundred dollar investment in plants and much can do for the curb appeal of a home.

9. Lack of Pictures/ Poor online marketing.   Look up your home’s address in Google. www.Google.com

 Do you see multiple websites that your home is being marketed on ? Is it on www.Craigslist.com ?, Point2 Are there enough pictures to get a good overall sense of the home ? What about the community ? Any pictures of the neighborhood amenities ? The pool, trails, playgrounds, golf courses ? Is it featured on www.Trulia.com , www.Zillow.com , Google Beta or many others ? Does the description of your home make you want to buy it ? Is your home a ” Featured Listing on Realtor.com www.Realtor.com  Are there 25 pictures of your home on Realtor.com ? IS their a descriptive story about your home on Realtor.com ?

10. Lack of an agent’s or brokers online presence. Google your agent. www.Google.com  Is he or she featured on multiple websites, blogs, etc ? Web presence can be compared to the Yellow Pages. Which business will be more successful. One with no yellow page listing or one with 1000’s of yellow page ads’ that cover the entire world ? Imagine if you could advertise in every cities’ yellow pages ? How many cities are there in the U.S ? That’s the power of the web/ Internet…

 

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For further information about  selling your home, relocation, moving retiring , golf course homes,  real estate , homes, communities, developments, neighborhoods or building lots in Va Beach, Norfolk, Chesapeake, Isle of Wight, Suffolk, Smithfield, Newport News, Hampton , Poquoson, Williamsburg, James City, New Kent, Gloucester or York County Virginia 

contact:

John Womeldorf/ REALTOR

Liz Moore & Associates 757 254 8136

John@MrWilliamsburg.com  email

www.MrWilliamsburg.com/  Williamsburg VA Real Estate website

www.MrBurg.com Williamsburg Va Real Estate website  

www.MrHamptonroads.com/  Hampton Roads Va Real Estate website

www.MrTidewater.com/  Tidewater VA Real Estate website

www.MrVaBeach.com/ Va Beach Va Real Estate website

  

Williamsburg Real Estate Resource. Search for Homes & Land for sale in Williamsburg Virginia & surrounding areas  click here :CLICK HERE WILLIAMSBURG VA MLS HOME SEARCH

  CLICK HERE FOR Real Estate Home Search  Tidewater Hampton Roads Va 

  

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

 

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