Going it Alone is a Thousand Dollar Plus Gamble

Working with home buyers is fun and rewarding. It can be the best part of my job as a REALTOR®  Whether they are First Time Buyers. Move up Buyers. Relocation Buyers--You name it—I love them!
That is why when a young, pre-approved couple called for a showing on a home I have listed awhile back, I was excited. I pulled together my Home Buyer’s Packet with information and tips for people in the process of buying a home and headed out.

I've been doing this for some time now and realize that most people do not fall in love with the first home they are shown. But, home buyers today are better informed. They scour the internet for weeks, even months before calling or emailing a REALTOR®. So after a few pre-qualifying questions, I knew this young couple was ready to buy their first home.

I arrived to the home first and turned on all the lights to brighten up the place. A few minutes later several cars pulled up. The young couple, both sets of parents and a few assorted siblings got out to inspect the property. After looking everything over, I asked the young people the big question:"While you are out looking at homes, are you looking for a REALTOR® at the same time?"
Usually the answer is vague so I am ready with my speech about choosing a real estate agent. But before I can start my spiel one of the dad’s spoke up. “They don’t need an agent. They will get a better deal without one.”
OK. I just met the young couple and their parents so I knew it was in my best interest to tread lightly here. I wanted a further explanation of this guy's reasoning, so I asked. It was his belief that with both sides of the commission on the table a better deal could be negotiated.

Interesting theory...I've heard it before, but that's almost never what really happens. Yes, there can be variable commission rates with dual agency so the offer could be a bit more attractive to a seller so maybe some of that could get passed to the buyer. But that amount is negligible in the grand scheme of things when buying a first home.

The total commission paid by the seller on a $200,000 home will run anywhere from $8,000 to $14,000. Now unless the agent is with a very small independent firm and also the listing broker, a percentage of the commission will go to the brokerage; usually 25-50%. Now we are down to a total commission for the agent of $4,000 to $7,000. How much of that will the buyer see in a lower purchase price? Maybe $1,000 to $2,000. Is it worth a thousand bucks to gamble that a great agent is going to be the listing agent on YOUR dream home?
In the alternative, if a home buyer signs a buyer’s representation agreement with a REALTOR®, the savings can be in the tens of thousands. When you work with a REALTOR® to show you properties, that agent will help you through the negotiations, prepare a market analysis for the neighborhood, and assess each property with you. When you walk into a home unrepresented, the listing agent is working for the seller unless you sign a contract and agree to dual agency. The agent owes the fiduciary duties only to the seller, including disclosure and confidentiality, so everything you say about your financing and interest in the home is disclosed to the seller as required by the listing contract.

Minnesota state law requires that I disclose that I am working for the seller when I first meet with buyers. When I explained the Minnesota agency disclosure document to this particular young couple, it was the first time they had seen or heard of it after viewing several homes with a variety of agents. It was obvious to them that not all agents are following this law.

This is where I will leave the story of these first time buyers but I want anyone considering buying a home to remember this, buyer’s representation with a REALTOR will save you money. Here are a few examples of how this savings can work:

New Construction—When buyers visits a model home, the sales agent in the house will quote the list price and discounted savings that the builder is offering. That's it...End of Story. But, if buyers sign with their own agent, often a better price can be negotiated with the builder. I had clients who saved an additional $15,000 last year on their dream home from the price quoted by a sales agent. Had my buyers walked into the model without me as their REALTOR®, they would have paid more for their home.

Existing Homes—As I walk through each potential home with buyers, I point out concerns to address in the purchase agreement. Will the upgraded fixtures stay with the home? Is that discoloration a moisture problem? The carpet, roof and/or furnace needs replacing, can it be done prior to closing?

As a buyer’s agent, I discuss these issues with my buyers on each home and assist in structuring an offer addressing the defects and repairs that might be needed. I also assist my buyers in determining a fair initial offer on the home based on comparable homes that have been recently sold in the area. If the home is overpriced, we might be able to negotiate a lower sales price. If the roof needs replacing and we are able to negotiate a new roof, that can be $4000-6000 in savings alone.

Will the listing agent point out all concerns or that the home is overpriced? The short answer is no, as they are working for the seller. Unless it is a material fact about the property, there is no duty to disclose to the unrepresented buyer.
Septic Systems and Wells—These are important and very expensive issues when considering purchasing an acreage property. A REALTOR® who work mostly in the Minneapolis/St Paul metro might not know how to address these home features. If after agreeing on a price for the home, the septic or well does not pass an inspection, who pays the thousands of dollars for the repair or replacement?

If you are looking at an acreage property, having a REALTOR® that understands how the testing process works is essential. The cost of replacing a failing septic system can be cost $10,000-20,000, not including replacing landscaping for the new drain field. Wells can have a similar price tag if complete replacement is required.

Service Professionals—Whether you need a loan officer, title company or inspector, a REALTOR® will usually have a list of service professionals at their fingertips to get the job done efficiently and at the lowest possible cost to you. Most buyers do not have first hand knowledge to make a great selection for these professionals. When making the single largest purchase in your lifetime do you really want to take your chances finding someone on Google? I work in this industry everyday and know when it is worth it to pay a few dollars more and when the savings is not worth the cost.

The bottom line when buying a home is, you need a knowledgeable adviser in your corner. Partner with a REALTOR® you trust before you find that dream home. Not only can it save you thousands, it can save you headaches as well.

 

Copyright 2012 www.terieckholm.com

Going, Going, Gone! Why Homebuyers Need to be Ready to Write an Offer

It seems a bit unbelievable to some homebuyers. After a few years of hearing about a real estate market where buyers were in the driver’s seat now buyers are hearing, "Sorry, that home is SOLD!"

That is the very market we are now in folks! There are still homes being listed every day. But with these phenomenally low interest rates (Did you ever think a 15 year mortgage would be UNDER 3%?!), there are many more homebuyers off of the fence and in the market. If you are a first time homebuyer and looking for a home in the $100K-150K range, you are not only battling against first time homebuyers but also investors to find a good deal. Investors have plans to fix up and resell or put a renter into the home. And since investors often pay with cash, there are no worries to the seller as to whether the home will appraise or the financing will fall through. It’s tough competition for an FHA first time buyer who wants the seller to pay closing costs. 

So what’s a homebuyer to do? 

Get organized. If you want to buy a home at a good price in this market, you need to have a plan.

Plan to Work with a REALTOR® This is not a market to go at it alone. Find a good, trusted professional who is willing to show homes as soon as they hit the market and sign a contract for buyer’s representation. In most cases, it will not cost you anything because the seller will pay the commission.

Plan to Get Pre-Approved for a Loan Without a pre-approval letter, you won’t be able to submit an offer. Most sellers won’t consider accepting a purchase agreement without a letter from a loan officer stating the buyer is qualified to purchase the home. Some bank owned properties only will accept specific types of financing so proactive buyers will be pre-approved for a loan.

Plan to Define Your Criteria Once pre-approved, you know what you can pay for a home so define all other aspects of your purchase including location, school district, number of bedrooms, bathrooms and garage stalls.

Plan to Get Set Up to Receive NEW Listings Call YOUR REALTOR® and ask to be set up to receive all new listings as soon as possible. This is one of the best perks of working with one agent, they know what you are looking for and will help you find it. I like to use a program called Listingbook  so my buyers can leave any property related questions for me to answer on their favorite homes. This is a great way to weed out short sale listings that already have offers too. I review favorites and if there are any short sales with an offer in to the bank but still listed as active on the MLS, we can note it and move on.

Plan to Be Ready to See Homes ASAP The good ones are going fast in this market. If a property meets your criteria, you will need to see the home as quickly as you can.

Plan to Make a Quick Decision Many homes are in multiple offers after a day or two on the market. When a serious homebuyer sees a home that they are interested in, they have to make a quick decision and write up the purchase agreement as soon as possible.

Prepare for Multiple Offers In the first time homebuyer price range, I have seen multiple offers on almost every home I have written a transaction on this summer. Many homes are listed at low prices to encourage more than one offer. If the home appears to be an excellent value, plan to write your “highest and best” offer on it!

Persistence Pays! This summer I had a young couple looking for a starter home who wrote SIX offers before finding their dream home. They were persistent and finally realized their dream. Another young family wrote four offers. In a lower price point, it may take a few offers to get a home, but the reward is worth the effort!

Copyright 2012 www.terieckholm.com

First Time Homebuyer's Word of the Day is Buyer's Agent

The average home buyer only buys a home once every eight years. That said, even a repeat home buyer can forget some of the simple terms used in real estate on a daily basis. It can be hard to remember whether the earnest money or the money escrowed is a down payment and (if it is, on what?) Often buyers are easily confused by similar sounding terms like easement and encroachment as they both deal with property lines and usage but what do they really mean?

Whether you are a novice, first time buyer or someone who hasn’t purchased a home for several years, sometimes a refresher on real estate terms can be very helpful. I often notice buyers (and sellers) with a glazed look on their face when certain terms come up so I thought an online real estate glossary would be helpful. The real estate term for today is:

Buyer’s Agent An individual contracted by the buyers to represent them in the purchase of their home.

When buying a house, the home is listed by a broker or company. The REALTOR® that lists the home is the listing agent for the home and is under contract with fiduciary duties to the seller. When a buyer calls on a sign or enters an open house, the information they provide is shared with the seller because the listing agent is required to disclose all information to their client.

A buyer can have their own representation when purchasing a home. They do not have to work with the listing agent. In fact, many buyers prefer to have their own agent working on their behalf. If a buyer signs a contract to work exclusively with a specific REALTOR® that agent will work on behalf of the buyer to get the best deal while keeping all private information confidential. A buyer’s agent can show their clients any listed home and it doesn’t cost anything to hire your own agent because the fee is paid for by the seller of the home with a shared commission.

Copyright 2011 www.terieckholm.com

Top 3 Big Mistakes Made by Rookie Foreclosure Buyers

As I drive down Lexington Avenue from my Ham Lake home toward Blaine, I often pass a watchful hawk perched on the power line scouting for his next meal. This redtailed bird of prey makes my REALTOR® mind go to thoughts of the some of the buyers I am currently seeing in the Twin Cities real estate market sitting on the sidelines ready to swoop in on a well priced home. In this market that is often a foreclosure or REO home. Unlike the hawk, which is poised for action, instinctively ready to make a kill; a rookie foreclosure buyer is in many cases left without a deal or worse yet can feeling like the prey rather than the one who got the killer deal on a property.

How does this happen? There are many bargains and good foreclosure real estate deals across the Twin Cities metro. I see bargains in throughout Anoka County and in Chisago and northern Washington County too. Affordable homes are everywhere! Even a first time homebuyer should be able to get a good deal, right? Absolutely! But they need to avoid rookie mistakes.

Three most common mistakes made by first time foreclosure buyers:
1. Not knowing when to lowball

Some people have the idea that since they have an abundance of properties on the books, banks would be willing to accept any price offered. This is simply not true. Before a bank puts a home on the market, they send an appraiser out to the home to get a market value assessment. Often the homes are then MLS listed with a REALTOR® and that agent will also advise the bank on the best price to get the home sold. When the foreclosure home comes on the market, it can be at a very attractive rock-bottom price! In many cases the banks will receive multiple offers on well priced homes immediately after listing. In these cases, REO properties are selling for thousands MORE than the asking price. Buyers that lowball in these situations lose out.

2. Not working with a trusted professional

The internet has left some rookie buyers thinking they are real estate experts that can make a good deal going it alone. This is a very scary scenario when buying a foreclosure. The bank's agent works for the bank and often the bank does not allow dual agency. Without representation you are flying solo. Signing a buyer’s representation agreement with a REALTOR® doesn’t cost anything. Think of your agent as YOUR “hawk’s eye” on the market to find you the great deal you are searching for.

3. Not prioritizing pre-approval

When buying a house, the old adage “look before you leap”, should be changed to, “get pre-approved before you look”. This is one of the biggest mistake I see people making in this market as a bank will not consider a home without a pre-approval letter with income and assets verified. (In the case of buying with cash, having a proof of funds letter is essential.) An offer on a bank-owned home will not be considered unless you are pre-approved. If you scout out that killer deal and don’t have the paperwork ready, your offer will be out of the running in any multiple offer situation.

Education is key to making a great foreclosure deal. Watching like a hawk for that great deal is only part of the equation. Having the resources in place and a professional REALTOR® by your side when you swoop in and make your offer is the way to get the deal!

Copyright 2009 Teri Eckholm http://www.terieckholm.com/

Out-of-State Buyer Buys Dream Home from My BlackBerry Pics!

Relocating from out of state to Minnesota takes coordination and a little innovation doesn't hurt either...Here's the story: After weeks of narrowing down homes to view and a couple of long days seeing a half dozen or so beautiful properties throughout Chisago and Anoka Counties, my out-of-town buyer, Lyn, had found the perfect home. Unfortunately, someone else thought it was perfect too and an offer had been accepted moments before we had contacted the listing agent with ours. We were back at square one…and out of time!

My disappointed buyer had to head back to work and wouldn’t be back in town for weeks. Lyn really wanted to be living in Minnesota in weeks not months so we devised a plan where I would show homes to her fiancé, James, and if something great came up we would set up a second showing and create a video of the house for her to check out.

A day later, James called as he thought he had found another perfect option! It never made Lyn’s or my list because it was just a bit higher in price than the rest. It was a new construction, short sale home in southern Chisago County just outside of Wyoming. The price was over $150K less than the original list price and house was a beauty!

The very excited James called with the address and after looking at the home, we decided we’d better see it that next day.

As soon as we stepped over the threshold, James and I both new this was perfect for Lyn! So perfect in fact that we wanted to share it with her immediately. James mentioned that he tried to take a photo with his phone yesterday so she could see the amazing wetland view but the photo didn’t turn out so great. I knew that the photos I had been taking with my BlackBerry Curve had been turning out pretty well so I figured I would take a picture or two and send Lyn an email of the indescribable view.

Lyn knew the time we had scheduled the showing and had called a few minutes after we arrived. James excitedly started describing the home. He rattled off descriptions of features in the kitchen with custom cabinetry and pantry, the fireplace and mantle, the upgraded light fixtures, the four season porch, the hardwood floors, the unique master bath layout, the windows, the view, the dropped-track ceiling in the master bedroom, the first bedroom, the ceramic tile, and the second bedroom. It was hard for him to give accurate descriptions of a home with so many unique, upgraded features.

I had just emailed the photo of the spectacular view through the window of the 4 season porch as he went on and on trying to depict the home adequately in words.

Then the light bulb moment! Photo everything and email them as James described the rooms.

I started snapping off view after view of the home and emailing the pictures. Lyn was opening them as quickly as they arrived. James took a quick look at my photo and was able to more accurately explain the home’s features to Lyn. After a two hour showing, I locked up the house and headed home to write up the offer. Coincidentally, this house also had another interested party writing up an offer. But this time we were able to get ours to the seller's agent in time for consideration. Had we waited to video the interior at a second showing, Lyn might have missed out again on a beautiful property.

Lyn saw the home for the first time on the day of closing. She thought it was “picture-perfect”!

Isn’t technology wonderful?

Copyright 2009 terieckholm.com

Would YOU Hire a Bikini-Clad REALTOR? How About in a Hospital Gown?

Valentine’s Day started out for me with a visit to St. John’s emergency room in Maplewood. No worries, I’m okay. I found out after a few hours of tests that I tend to faint when in extreme back pain but I digress…While waiting behind the curtain in a gown that opens in the back without much else on but socks, I heard one of the nurses discussing her search to purchase a first home with a colleague. Just a few feet away from me, I could clearly hear the discussion. “Looking for a home in Forest Lake or Hugo….Great homes on the market…This one is a foreclosure…I don’t really know what short sale means…”

Yep the REALTOR® radar kicked in but alas I’m not exactly dressed for success in the hospital issued garb. Besides I was still feeling a little woozy after the early morning fainting spell. My husband jokingly offered to go out and give her my card but I declined. It is hard to be viewed as a professional REALTOR® and discuss homes in your skivvies between a blood draw and EKG.
I guess I am just not THAT aggressive when pursuing a client.

I do know of an Anoka County real estate agent that is very aggressive. I heard tales of her amazing ability to drop everything that she was doing to run over and offer her services to every car that drove up to the home she had listed across the street. I heard the tales from a less-than-impressed family that had the unfortunate opportunity to be met by this real estate agent at their car. She was sunbathing when they stopped for a flyer. The aggressive agent didn’t bother with a towel but high-tailed it over, barefoot and bikini-clad, to ask if they wanted to see the inside of the home. They declined and drove away. FAST!

I know I am a very good REALTOR and buyer’s representative. I would have been able to expertly assist the young emergency room technician to purchase her first home. I know the market and have been taking buyers to see foreclosures and short sales all over Blaine, Forest Lake and White Bear Lake for the last several months. I may have even been in some of the homes that she had printouts for. But as a professional REALTOR®, I chose to remember there IS a time and place for everything. This wasn’t the right time.

I prefer to save my aggressiveness for the negotiations and find my leads when I am fully clothed!

Copyright 2009 terieckholm.com

Decisions. Decisions….A Homebuyer’s Dilemma—Hundreds of Homes! How Many Should I See?

Inventory and affordability are a buyer’s dream situation. Fortunately for home buyers in the Twin Cities real estate market, that is the situation we currently find ourselves in today! As a REALTOR® specializing in lakeshore and acreage properties in Anoka County, I have had several clients with very loose selection criteria end up with several hundred homes in their initial MLS search. The amount of homes is overwhelming to the buyer going it alone. By working with an experienced REALTOR®, homebuyers can get that list of homes down to a manageable level it quick order!

The U.S. Department of Housing and Urban Development website indicated, an average homebuyer will see 15 homes before writing an offer. In my experience this is fairly accurate. Most buyers get bored with the process after seeing a dozen or so homes. The homes start to look similar and buyers have trouble remembering keeping them all straight. In a buyer’s market, with so many choices, how does a homebuyer stay focused?

1. Write down what you Must Have in a home. Need an attached garage? Want a fireplace? Can’t live without central air conditioning? Must have a wooded backyard? Electric heat a deal breaker? Weed out the homes that don’t fit the bill by writing down the must haves and must not haves.


2. Select a neighborhood, area or school district. If you must be within a few miles of work or you want your children in a specific school district, make certain to specify in your criteria.


3. Work with a REALTOR®. Although the internet searches have become specific, they are still not as detailed as the ones used by licensed agents. Real estate agents are skilled at asking questions to narrow down your needs then set detailed searches to find your dream home.

It doesn’t cost buyers anything to work with an agent in most cases and it can save time and money! Fees are most often paid for by the seller. But a REALTOR®’s service can save the buyer time and frustration.

As a case in point, I was working with a family that started looking for homes in throughout the northeast metro. When we set the initial search by map search and price point alone, they had an overwhelming 300+ homes to choose from. When questioned further, they really wanted to be within 20 minutes from work in Shoreview and relatively close to downtown Minneapolis and the airport. And, they really preferred to keep their children in the Centennial school district. After initially showing four homes, I learned from the family that a 3 car garage was a “must have” and foreclosure homes in disrepair were not going to be considered. After setting a search and reviewing the homes, I emailed the family two dozen homes that met their specific needs. They chose to see about half of the properties and after viewing the homes, the list was down to a few homes for second showings and possible offers.

Had this family chose to go it alone, they would have been overwhelmed, distracted and frustrated driving around to several homes that would never really consider. By setting specific criteria and working with me, an experienced REALTOR®, the number of homes became a manageable. The buyers remained focused and were able to narrow down to an ideal home rather quickly.

So what happens if you are in a buyers market and there are no homes that are meeting all of your criteria? The beauty of a buyers market is affordability and inventory so buyers have an opportunity to key in on more of their wants and needs for their dream home. But since no home is ever 100% perfect, if too many wants are specified, there may never be a home that measures up. If the list of homes available is too short, reassess those “must haves”.


If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
Buying a Home? Check out my new HOME BUYER'S BLOG!


Copyright 2009 terieckholm.com

Revisiting the Idea of BUBBA--The Opposite of FSBO

Buying as a BUBBA is down in 2007 though still higher than FSBO. What is a BUBBA you say? It is a Buyer Unrepresented by a Buyer’s Agent. In 2006, almost a quarter of all buyers’ were BUBBAs. In 2007, according to the National Association of REALTORS® 2007 Profile of Home Buyers and Sellers, that percentage has dropped to 16%. Is this possibly due to all of the short sales and foreclosures that started appearing across the country at that time and buyers felt a NEED for the services of a knowledgeable professional? Maybe…I wonder if the number will drop again when NAR’s 2008 survey comes out in November.

At any rate…Buying as a BUBBA is still happening at a higher rate than FSBO (16% vs. 10%). As the real estate market becomes more complicated, professional assistance is more critical than ever when buying a home. Here’s my original post from back in March 2007, where I explained the BUBBA acronym in detail….Enjoy!

****************************************************************************************************************BUBBA—The Flipside of FSBO
Originally posted 3/9/07 by Teri L. Eckholm

Most people, whether in the real estate industry or not, have heard of the FSBO--A For Sale By Owner seller. The acronym has been used for quite awhile as there has always been a segment of the market that chose to sell their home directly to a new buyer. But, there's a new acronym being used by REALTORS® these days--BUBBA or Buyers Unrepresented By a Buyer's Agent. It is making it's way into the real estate agent vocabulary because this market segment is growing.

In 2006, according to the National Association of REALTORS® 2006 Profile of Home Buyers and Sellers, nearly a quarter of all sales (23%) were BUBBAs. Although many of these home buyers did work directly with a builder or at a sheriff's foreclosure sale, 9% purchased directly from the home seller.

The internet is probably the most contributing factor to the growth of this buying segment. Buyers are certainly more educated--shopping on-line for as many as 6 months prior to making their house purchase. The homes are listed on the web. There are guides as to how to purchase a home. The whole process is less mysterious and seemingly simple that many self-educated buyers are foregoing working with a REALTOR®.

Are You Considering BUBBA? Before you move forward unrepresented, here are a few things to consider.

BUBBA can cost more. Buyer's representation does NOT cost anything. But being represented can save thousands. When you sign a contract for buyer representation, your agent owes specific fiduciary duties to you to work in YOUR best interest. They are required to keep your information confidential. A REALTOR® does this as a profession, not once every 10 years like most buyers. They are experienced in negotiating a deal on a home that is in your best interest.
So how does a buyer's agent get paid? Every home listed in the MLS states a commission agreed upon by the seller with his agent to be paid to the buyer's agent of the particular home. Yes, the seller pays the fee for you to your agent.

But this does raise the question, "If I buy directly from the seller and he doesn't pay a commission, won't I get a better price?"

Probably not. Think about it this way, the seller set the price in the first place. If he is not working with an agent, how can you be certain that you received a good price on the home? And why would a seller, who doesn't know you, give you the savings he intended to pocket by not hiring an agent.

In this buyer's market, with so many different homes to choose from, it is easy to be overwhelmed in the purchasing process. So you just wander into a FSBO open house and the seller has an amazing charismatic personality. He is very slick and used a three year old refinancing appraisal to set his price. Is it a good deal?--Probably not.

Buying a home is not as simple as walking into a discount store for a new computer...And that process can be overwhelming. There are details to a purchase that many home buyers just don't anticipate. How old is the roof? When can we take possession after closing? Is the septic system in compliance with current state and local statues or does it require replacement? Are there encroachments, like a neighboring fence or driveway sharing issues? Are there assessments pending and who will pay for them?

All of these are situations an experienced Realtor will try to anticipate and resolve in writing as the transaction moves toward the closing.

Some people are accidental BUBBAS. They start out in a "learning" stage...That time period of six months to years where they are "dreaming" of a new home but don't want to commit to a REALTOR® or be pressured into a contract. They wander into an open house and it "is" their dream home. Since they didn't have an agent when they first came in, they feel uncomfortable informing the seller that they want representation and just move forward without one.

As a REALTOR®, I try to coach potential clients into developing a relationship with an agent early in the process. If you want to see a home, contact that agent and sign a contract for a specific house. That way your interests would be represented, if the house is perfect for your family. But you would not be locked into a 6 month contract, if you are not ready to make a decision.
Before becoming part of this growing trend in home purchasing, do research and carefully consider your options. You may be giving up more than you think to when making the one of the most important financial decisions of your life.


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Don't be a BUBBA! If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2008 terieckholm.com

January Thaw Brings Out Home Buyers in the Twin Cities North Metro—Is Real Estate Making a Comeback?

With the Minnesota Vikings out of the playoffs, Sundays are once again a good opportunity to sell real estate. At my first open house of the year yesterday, I wasn’t able to sit down for a minute and read a chapter in the great novel I had brought with me. As soon as the sign was placed on the snow bank at the end of the drive, buyers started coming through the door.

What?!! Buyers???

On NBC's Today Show this morning, a real estate expert implied that there are no homebuyers to be found. Well that so called expert wasn’t in Forest Lake, Minnesota yesterday. The beautiful sunny day and well priced split level brought out several interested parties.

First time buyers

Move up Buyers

Empty Nesters

Sure some could have been tire-kickers, killing time on a Sunday afternoon. But it is my expert real estate opinion that most were seriously considering making a move. Will any of them write an offer on that particular house? Possibly, but that is not the point. The good news is I believe almost everyone I spoke with yesterday will be making a move this year! It is exciting to see the market charging up for a great 2008!

People, NOW is a great time to move!

Sellers, NOW is the time to start getting your home ready for the spring market. Ignore the naysayers! It is time become educated on how to get your home priced and prepared properly to be sold quickly. A quickie, internet market estimate for pricing just won’t do. Call a real estate expert in your market to pave the way to your new home.

As an expert in the northern Twin Cities suburbs, I have been successfully listing and selling homes throughout Anoka, Washington and Chisago Counties last year. I know what it takes to get a home sold in this changed market. My list to sold ratio was 71% last year—Yep, I sold 5 out of 7 homes I listed in 2007!

Buyers, NOW is the time to write that offer. With so many wonderful homes on the market, you really have a chance to be selective. But don’t wait too long as more buyers are getting that spring buying fever, homes will start disappearing from the active MLS and go into pending sales. It happens every year whether we are in a slower market or not, spring fever and the real estate market go hand-in-hand in Minnesota.

Buyers get educated and sign a buyer's representation agreement! Yesterday almost all of the buyers that came into my open house were not represented by a Realtor. I had the opportunity to educate several people on why having a Realtor working for you does not cost anything and can actually SAVE money.

Don't let the media dictate whether you make a move in 2008 or not. Team up with a good Realtor and make 2008 the year that your housing dreams come true!

Additional Articles for Home Sellers:
Top 10 Ideas to Get Your Home Ready to SELL!
Open Houses—Do they Work in a Buyer’s Market?
What is your Realtor’s List-to-sales Ratio?
Is the "Busy Road Factor" Affecting the Sale of Your Listing?

Additional Articles for Home Buyers:
Rent VS Buy? It's Time to Revisit the Question!
Real Estate Agent Selection Primer—How to Choose to the Right Realtor for You!
First Time Buyers: Helping Define YOUR Dream
Dreaming of life on MN Acreage? What YOU need to know Before You Make Your Move!

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If the January thaw gave you a bit of spring moving fever and you need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2008 Teri Eckholm http://www.terieckholm.com/

Sticking with Home Buyers until the Dream is Reality

It’s a bright sunny early spring afternoon in 2006, my cell phone rings.
“Hi my name is Ben Johnson and you worked with my in-laws a few years back. They are in that great home in Scandia.”

“Sure, Ben, I know who you are. I spoke with your wife, Kim, a few years back but you weren’t ready to make a move then.”

“Well we are now! Could you show us a few homes tomorrow? We are interested in a few horse properties that are on the market in Isanti and Anoka Counties.”

“Great! I will set them up!”
So began the journey to the perfect home for the Johnson family. This story does have a very happy ending but the middle was rather a long drawn out process. Ben and Kim had a home to sell. When they sold their first home a decade before, it sold in a matter of days. Like most Twin Cities homeowners a few years ago, they were certain that their home would sell quickly, even in the slower market. Many people had said they were interested in the two-story, centrally located St. Paul home. But FSBO is not as easy as it would seem. After exhausting their contacts, they listed with me at the end of the summer of 2006.

From our first meeting, the Johnsons opted to sign a buyer’s representation agreement with me. I represented the couple in the search for their dream home. Kim and Ben’s dream was to live on acreage so they wouldn’t have to board their daughters’ horses. The Johnson’s wanted land to ride on and prairie views of beautiful private sunsets. Driving from North Branch to Linwood and Stacy to Scandia, we scoured the countryside. We found many perfect places for this family while they waited for their home to sell so they could write a non-contingent offer.

Over the holidays, the Johnsons chose to remove their home from the market. Their busy schedule included celebrating with a number of children and grandchildren. Showings didn’t fit in the plan. During the time their home was temporarily off of the MLS, a buyer contacted me as my sign was still in the yard. She was ready to buy and love the home from the outside and the photos online. The day the house re-listed, she wrote an offer which was accepted.

Of course this was the first big snowstorm of 2007 and the Johnsons and I trekked out in the elements to see new homes. After viewing properties from East Bethel to Chisago, the perfect home was found in Forest Lake. Unfortunately, the person buying their home wasn't a good buyer; the earnest money check bounced. So we were back to the drawing board.

A few weeks into March and my clients were more dedicated than ever to find the perfect home. Kim and Ben had just had a new roof put on the house and made every repair recommended by the truth-in-housing inspector. They decided to offer a warranty on their home so a new buyer wouldn’t have to worry about an older dryer or boiler. They lowered their list price and showings picked up. The home they had their eyes on in Forest Lake sold but new homes were coming on the market to consider.

As spring turned to summer, my clients were home sellers frustrated with the market. The Johnsons dropped the price again. Weeks later, we were contacted by an agent that another offer was coming in. Out we headed again to find a perfect place to call home. This time there were homes in Scandia, Stacy, Columbus, North Branch and Linwood to consider. Again a perfect Scandia home was located.

The offer did arrive by fax the next day. It was from an investor who wanted to close within days. When the sellers countered with a new closing date, the investor rejected the counteroffer and bought a different home. A week later the Scandia home went into pending. Another dream faded away.

As August approached, Ben and Kim remained positive and determined to have a new home for the school year. Another price adjustment and another offer came in. Third time was definitely the charm!

Now, it was crunch time! A perfect horse property was available. It was a second choice to the Scandia home. An offer was written, accepted and on a bright sunny fall afternoon, both homes closed. Their dream was finally a reality.

See, the lesson here is a professional Realtor is in it with you for the long haul. I stuck with my clients through flighty buyers and a rough market. I showed them homes in four counties and several communities for over a year until the timing was right.

When I checked in on the Johnson family a few weeks after closing, Kim and Ben were happy with their new home. Of course there were hiccups that need to be resolved but overall the family was satisfied and at home. Their children were adjusting well, the horses were grazing in the back and life was returning to a new normal on 10 acres in the country.

This is why I am a Realtor. I make dreams reality no matter how long it takes.

*The story is true though in interest of my clients’ privacy, I did change the names.


More Articles on Buying Real Estate that might be of interest:
Are You a BUBBA?
Rent VS Buy? It's Time to Revisit the Question!
How to Choose a Realtor—Why a Good Friend is Not Always a Good Option
How to Choo-Choose a Realtor and Avoid a Train Wreck!

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If you are buying, selling or relocating to Minnesota and need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2007 www.terieckholm.com

The Thousand Dollar Gamble—Why Buyer’s Representation is Essential!

I love working with home buyers! First Time Buyers. Move up Buyers. Relocation Buyers. You name it—I love it!
That is why a few weeks ago when a young couple called for a showing on a home I have listed, I was excited. I pulled together my Home Buyer’s Packet with information and tips for anyone considering making a move and headed off to the home.

Now I know that most people do not fall in love with the first home they are shown. But, I am also aware that buyers scour the internet for weeks, even months prior to calling a Realtor. So after a few pre-qualifying questions, I knew this young couple was ready to buy their first home.

I arrived to the home first and turned on all the lights to brighten up the place. A few minutes later several cars pulled up. The young couple and both sets of parents got out to inspect the property. After looking everything over, I asked the young people the big question:While you are out looking at homes, are you looking for a Realtor at the same time?
Usually the answer is vague so I am ready with my speech about choosing a Realtor. This time one of the dad’s spoke up. “They don’t need an agent because the will get a better deal without one.”
OK. I just met the young couple and their parents so I had to tread lightly here. I wanted a further explanation of what this guy was thinking, so I asked. It was his belief that with both sides of the commission on the table a better deal could be negotiated.

Well maybe, but usually not. Yes, there can be variable commission rates with dual agency so the offer could be a bit more attractive to a seller. But that amount is negligible in the grand scheme of things when buying a first home.

The total commission paid by the seller on a $200,000 home will run anywhere from $8,000 to $14,000. Now unless the agent is the listing broker, a percentage of the commission will go to the brokerage; usually 25-50%. Now we are down to a total commission for the agent of $4,000 to $7,000. How much of that will the buyer see in a lower purchase price? Maybe $1,000 to $2,000. Is it worth a thousand bucks to gamble that a great agent is going to be the listing agent on YOUR dream home?
In the alternative, if a first time buyer signs a buyer’s representation agreement with a Realtor, the savings can be in the tens of thousands. When you work with a Realtor to show you properties, that agent will help you through the negotiations, prepare a market analysis for the neighborhood, and assess each property with you. When you walk into a home unrepresented, the listing agent is working for the seller until you sign and agree to dual agency. The agent owes the fiduciary duties only to the seller, including disclosure and confidentiality, so everything you say about your financing and interest in the home is disclosed to the seller as required by the listing contract.

Minnesota state law requires that I disclose that I am working for the seller when I first meet with buyers. When I explained the Minnesota agency disclosure document to this young couple, it was the first time they had seen or heard of it after viewing several homes with various agents. It was obvious to them that not all agents are following this law.

This is where I will leave the story of these first time buyers but I want anyone considering buying a home to remember this, buyer’s representation with a Realtor will save you money. Here are a few examples of how this savings can work:

New Construction—When buyers visits a model home, the sales agent in the house will quote the list price and discounted savings that the builder is offering. That's it...End of Story. But, if buyers sign with their own agent, often a better price can be negotiated with the builder. I had clients who saved an additional $15,000 last year on their dream home from the price quoted by a sales agent. Had my buyers walked into the model without me as their Realtor, they would have paid more for their home.

Existing Homes—As I walk through each potential home with buyers, I point out concerns to address in the purchase agreement. Will the upgraded fixtures stay with the home? Is that discoloration a moisture problem? The carpet, roof, furnace needs replacing, can it be done prior to closing?

As a buyer’s agent, I will discuss these issues with you on the home and assist you structuring an offer addressing the defects in the home and repairs that will be needed. I also assist my buyers in determining a fair initial offer on the home based on comparable homes that have been recently sold in the area. If the home is overpriced, we can often negotiate a lower sales price. If the roof needs replacing and we are able to negotiate a new roof, that can be $4000-6000 in savings alone.

Will the listing agent point out all concerns or that the home is overpriced? The answer is no, as they are working for the seller. Unless it is a material fact about the property, there is no duty to disclose to the unrepresented buyer.
Septic Systems and Wells—These are important and very expensive issues when considering purchasing an acreage property. Some Realtors who work mostly in the Twin Cities will not know how to address these home features. If after agreeing on a price for the home, the septic or well does not pass an inspection, who pays the thousands of dollars for the repair or replacement?


If you are looking at an acreage property, having a Realtor that understands how the testing process works and how to write a purchase agreement to address these important issues is essential. The cost of replacing a failing septic system can be well over $10,000, not including replacing landscaping for the new drain field. Wells can have a similar price tag if complete replacement is required.

Service Professionals—Whether you need a loan officer, title company or inspector, many Realtors have a list of service professionals at their fingertips to get the job done efficiently and at the lowest possible cost to you. Most buyers do not have first hand knowledge to make a great selection for these professionals. When making the single largest purchase in your lifetime do you really want to take your chances asking DEX? I work in this industry everyday and know when it is worth it to pay a few dollars more and when the savings is not worth the cost.

The bottom line when buying a home is, you need a knowledgeable advisor in your corner. Partner with a Realtor you trust before you find that dream home. Not only can it save you thousands, it can save you headaches as well.


More Articles on Buying Real Estate that might be of interest:

• Are You a BUBBA?


• Real Estate Agent Selection Primer—How to Choose the BEST Realtor for YOU! (Part One of Two)


• Real Estate Agent Selection Primer—How to Choose the BEST Realtor for YOU! (Part Two of Two)


• Rent VS Buy? It's Time to Revisit the Question!


• How to Choose a Realtor—Why a Good Friend is Not Always a Good Option


• How to Choo-Choose a Realtor and Avoid a Train Wreck!

Featured Listings:
3608 Woodland Drive, Ham Lake
20685 Georgia Ave N, Forest Lake

Ready to buy in the Twin Cities without taking a gamble? If you are considering buying, selling or relocating to Minnesota and need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2007 www.terieckholm.com

Is NOW a Good Time to Buy a Twin Cities Home? YES!!

CNBC’s Jim Kramer may have ignored one of the cardinal rules of real estate last week. Location, Location, Location. Many in real estate industry have heard and discussed the infamous statement “now is the absolute worst time to buy!” made by Kramer last week during a segment on national real estate.

At Keller Williams our co-founder and chairman had something to add to the debate in our weekly newsletter. His comments are timely and I believe more accurate. Keller points out three key problems with a blanket statement on the national real estate market. Here’s what Keller has to say about waiting out the current market:

First, residential real estate is not a national market product — it
is a local one. To say from a national position that this is either a good time
or a bad time to buy real estate is like saying the national forecast for the
U.S. today is 92 degrees — it is a useless and irrelevant perspective. What is
happening in your local market is all that matters.

Second, trying
to predict when it is a good time to buy, or not, means you’re trying to time
the market. Staying on the sidelines is the surest way for most people to never
time anything correctly.

Last, and maybe most important — there are
always two markets in every market. There is the market of properties that are
good buys and there is the market of properties that are not a good buys.
Interestingly enough, this is true in either buyer or seller markets. To
categorically say that this is the time to buy or not is absolutely ignoring the
fact that every market really has two markets inside it.

All three points are valid in the Twin Cities real estate market. There are a handful of communities in the southwest metro where homes continue to sell a few days or weeks after being posted on the MLS. These areas have seen modest appreciation this past year while most Minneapolis and St. Paul suburbs have been flat. Some have even seen slight depreciation. Homes in the Twin Cities metro are taking an average of 4 months to sell but the days-on-market stats for Linwood and North Branch are definitely longer than for homes in White Bear Lake and Maplewood.

As a Realtor working in Ham Lake and the Forest Lake school district, I would never make a blanket statement regarding the whole Twin Cities. But Kramer made a statement regarding the market across the entire US. When I am asked by potential clients if it is a good time to buy a home in the north and east metro of the Twin Cities, the answer is “Yes”.

As Keller states, there are two markets in every market and this is truer than ever currently in the Twin Cities. There are many homes that are over priced. Short-sale homes where the sellers are upside-down on the financing, owing more than the home is worth. Those are not necessarily a good deal. Likewise there are always a few sellers in every market that have higher expectations than what buyers in the marketplace want to pay. Those homes should be avoided.

But what I am seeing in the Twin Cities market is a good portion of sellers WANT and NEED to sell their homes. When sellers want to sell, the homes are in tiptop condition, priced incredibly well. And, sellers are willing to negotiate. Builders are having unprecedented incentives and price concessions so a new construction dream home can be a great buy too.

To find that well priced, dream home in the Twin Cities, it is imperative that buyers work with a Realtor. Through market analysis and experience, a real estate professional will help you determine which category a home falls; overpriced or good value. Just like we have done in every market—buyer, seller or in-between—for years.



If you are relocating to Minnesota, are looking for Homes for Sale in the north and east Twin Cities metro area and need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage properties! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2007 www.terieckholm.com/

How to Choo-Choose a Realtor and Avoid a Train Wreck!

As a successful Realtor working throughout Anoka County, Minnesota, I sit through many closings while clients sign documents selling their family homestead, buying their first home, and investing in that big deal. Though dual agency is an option in Minnesota, most buyers and sellers have individual representation. Therefore at the closing table the group assembled is eclectic. The buyers, their agent and closer are joined with the sellers, their agent and closer. Every once in a while, there is a loan officer or lawyer thrown in for fun!

Usually this is an exciting time! The buyers are ecstatic to be moving into their new home. The sellers are often ready to move on to their next adventure whether down the block or out-of-state. And the closers are happy once again to have completed and closed the file.

On occasion, the closing can be a very tense place. As agents we can anticipate some of the tension. If the buyers and sellers negotiation was particularly stressful, sellers can presign their documents and collect their check at a different time. Or there can be two rooms for the closing down the hall from each other.

Stress cannot be avoided if the other party in the transaction is upset with their agent. In these situations, while extremely rare, the closing can be a train wreck as it is the clients’ last opportunity to have their say prior to signing the documents. Usually the agent will arrive late to the closing, just in time to pick up his or her check. During this time, the client will make barely audible comments that hint of the stress of the situation. Though most closings go through, there is a moment or two where everyone in the room holds their breath in anticipation of what could happen.

I often wonder what research this person do to find their agent. Did they do any research at all? Did they select a top selling agent? Did they look at credentials? I think most clients DO all of these things but still end up in a personality clash with their agent.

Most of the lists of how to select an agent that I have seen omit the most important steps for a client…How to assess their own personality prior to agent interviewing and selection. Ask yourself what do you expect from an agent? As a client, you must examine what you want and need from an agent prior to signing that representation agreement to avoid the train wreck!Here are Six Questions to Ask Yourself:
Who do you trust for advice?

Is it a parent or grandparent? Maybe a close friend or uncle? Or is it your sibling or boss? Think about the qualities that person possesses and why you look at them as an advisor. If your trusted advisor is your grandfather, you might prefer working with someone older. If you tend to bring your problems to your best friend, you might want a Realtor with similar characteristics to your friend.How demanding are you?
If you are an impatient person who needs answers as soon as you think of a question, you will need a Realtor that is available to you. If you are more laid back, you might prefer a Realtor with a similar style.Do you prefer to use email or the phone as your main source of information?
Some Realtors are very computer savvy and will answer an email within the hour. Others answer emails once a week or less. There are Realtors who return calls only one time a day or week. There are others that always answer their own phone and others that have an assistant to field calls and answer basic questions.

Are you into gadgets?

If you are listening to your Zune while you surf the net on your wireless laptop, you might prefer working with an agent who presents your market analysis in a Powerpoint presentation or emails it to you in a pdf file. If you prefer a paper document to refer back to an make notes on, a Realtor with more a more traditional style might be what you need.

Do you have expensive tastes and exclusive brands? Or are you more conservative?

If you like the finer things in life, you might prefer a Realtor who drives a BMW and signs your contract with a Mont Blanc pen. If you are more conservative, a Realtor in a Ford F250 that uses personalized ballpoints might be more your style.

So what is next? Read my posts:

Real Estate Agent Selection Primer—How to Choose the BEST Realtor for YOU! (Part One of Two)

Real Estate Agent Selection Primer—How to Choose the BEST Realtor for YOU! (Part Two of Two) .

If you are relocating to Minnesota, are looking for Homes for Sale in the north and east Twin Cities metro area and need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage properties! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.


Copyright 2007 terieckholm.com

Buyers’ Market Dilemma—200+ Homes! How Many Should I See?

The Twin Cities buyers’ market offers more housing inventory than has been seen in a decade. As a Realtor in the north metro, I have had clients with very loose selection criteria, have hundreds of homes available to choose from. The amount of homes is overwhelming to the buyer going it alone. It is important to formulate a plan of action to get that list of homes down to a manageable level.

According to the U.S. Department of Housing and Urban Development website, the average buyer sees 15 homes before writing an offer on a home. In my experience this is a very accurate number. Most buyers begin to tire of the whole process after seeing a dozen homes. All of the homes start to look alike and become a jumble. In a buyer’s market, with vast options, how do you narrow down the list and focus on the best homes?

1. Write down what you must have in a home. Need a 3 car garage? Want a gas fireplace? Can’t live without hardwood floors? Would die without central air conditioning? Write down those must haves and weed out the homes that don’t fit.
2. Select a neighborhood, area or school district. If you must be within 5 miles of work or your kids want to be in the same school district, use this to define your search area.
3. Work with an agent. Although the internet searches have become very detailed, they are still not as detailed as the ones used by licensed agents. Real estate agents are able to set up very detailed searches that meet specific wants and needs.

It doesn’t cost buyers anything to work with an agent in most cases. Our fees are traditionally paid for by the seller. But a Realtor’s service can save the buyer time and frustration.

As a case in point, I had a client that was looking for homes in wide area. He wanted to be within 15 miles of his work in Blaine but also relatively close to downtown Minneapolis and the airport. When we set his initial search by map search and price point alone, he had over 250 homes to choose from. After first showing four homes, I learned from this client that hardwood floors were a “must have” and foreclosure homes in disrepair were not going to be considered. After setting a search and reviewing the homes, I emailed my client 23 homes that met his needs. He chose ten for showings. After viewing the homes, we had the list down to four homes for second showings and possible offers.

Had this client chose to go it alone, he would have been overwhelmed, distracted and frustrated running to several homes that would not be considered. By setting specific criteria and working with an experienced agent, the number of homes to see became a manageable amount. The buyer remained focused and was able to narrow down his ideal home rather quickly.

So what happens if you are in a buyers market and there are no homes that are meeting all of your criteria? The beauty of a buyers market is that buyers have an opportunity to key in on more of their wants and needs for their dream home. But since no home is ever 100% perfect, if too many wants are specified, there may not be a home that measures up. If the list of homes available is too short, see if any of the “must haves” are really necessary.
If you are relocating to Minnesota, are looking for Homes for Sale in the north and east Twin Cities metro area and need help from a professional Realtor, give me a call or visit my website for a FREE Relocation Packet. Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2007 terieckholm.com

First Time Buyers: Helping Define YOUR Dream

I love assisting first time home buyers! The opportunity to own their home is exciting and that excitement bubbles right out of these buyers. Many have a picture in their head of what their dream home looks like and it is my job to figure out what that picture is and help them find it. Is it the little bungalow with the white picket fence? A new trendy condo with views of the Mississippi? Or a fixer-upper that they can renovate and build equity?

Everyone has a different dream. As a home buyer’s representative, I work with you to define your dream. It doesn’t cost buyers one cent to have representation but what they receive is priceless!
In the current buyers’ market, there are so many options in every price range throughout the Twin Cities. I did a search a few days ago for a buyer and in a 15 mile radius from her place of employment, there were over 200 homes she could consider! While it is great to have options, 200 choices are overwhelming. So how do you narrow down your choices? Work with a professional real estate agent. As a Realtor, I work hard to understand your needs and lifestyle so we can find your perfect home.

To assist buyers, I asked them to define their dream…What was most important their home? Beyond the number of bedrooms and baths or how many garage spaces, how do they really live?

I take the time to talk with my buyers about their lives and what is important to them. By taking a short, lifestyle inventory I focus in on what makes up their ideal house. Once defined, the list of potential properties can be narrowed quickly to a reasonable amount of serious possibilities. By understanding what the buyers’ picture perfect home is, I can help them stay focused and not waste time with homes that don’t fit the dream. It most cases it only takes a short time to locate several good options and one “perfect” home to make an offer on.

If you are relocating to Minnesota, are looking for Homes for Sale in the north and east Twin Cities metro area and need help from a professional Realtor, give me a call. Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2007 terieckholm.com