NEW LISTING!!!

Welcome to 1791 Branton Court in the New Hampton development in Broadview Heights, OH 44147. Rare offering in New Hampton: 3,572 square feet on two levels, quiet cul-de-sac location, 3-car side-load garage, close to the community swimming pool, playground and clubhouse and best of all: in total move-in condition.  Fabulous kitchen design with huge island with seating space for 4, Corian tops, custom tile back splash, under cabinet lighting, gleaming hardwood floors and open to the sun room as well as the family room.  Two-story family room with double-stacked windows and gas fireplace. First floor home office with french doors, along with a formal living room, formal dining room, laundry room and half-bath complete the main level. Master suite with vaulted ceiling and attached master bath with two walk-in closets, double sinks, soaking tub and separate shower.

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Welcome to 3550 Townley Road in the Sussex neighborhood in Shaker Heights, OH 44122. This home boasts an amazing family room with a bay window — rare in this price range. Kitchen with a butler’s pantry and eat-in space, large living room with wood burning fireplace, formal dining room with french doors leading to a private deck and a half-bath complete the first first floor. The second floor has three bedrooms and a full hall bath. The 17×15 master bedroom five windows. Bedroom #3 has an entire wall of built-in shelves and drawers. The 3rd level is very cool and versatile with an open 10×10 loft area at the top of the steps, leading to an L-shaped open area with an updated full bath — great for a home office, workout area, guest suite or more. This home is Point of Sale (POS) compliant. Close to University Circle, Cleveland Clinic, University Hospitals, downtown Cleveland, major shopping and schools.

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Okay, it’s a catchy title, and not really true, but the topic of his book interested me enough to buy it, but then again, he already had me hooked after reading The Purple Cow…

The idea for this post came about last night when I made a microwave dinner.

Earlier this week, I did some grocery shopping.  I’m training to run a marathon in May — not sure if this is actually going to happen or not due to inherent conflict between the current state of my muscles, tendons and ligaments versus the demand required of them, so while I’ve always been a fairly healthy eater, I’m really upping my game to give my body even more help for the demands I’m placing on it…

So I bought some Ezekiel Organic Sprouted Whole Grain bread and wow, this is some of the best and freshest tasting bread I’ve ever had – and I bought it frozen.  So far so good…

As I moved along the healthy/organic aisles, I chucked a few microwave things into the cart which  seemed really good for me after reading the ingredients.

So last night, I microwave one of these super-healthy entrees, the one below happened to be a bean & cheese enchilada dish, (I know the true vegans or Esseltyn diet folks are screaming that cheese isn’t good for you, I’m not here to debate the merits of individual ingredients =)).  And I quickly pull this thing out after it’s done getting nuked and it happens to land almost side-by-side to the box and I couldn’t help but notice the stark contrast and thought:

Where’s the golden roasted corn?

Where’s the plump, juicy beans?

where’s the luscious, creamy, white cheese?

I’m looking at my wilted, cardboard box bowl, with the red stuff soaking and leaching in, thinking, I wonder when my spoon is trying to break off the crusted red stuff off the cardboard side if this soft cardboard is flaking off and getting mixed in with the goup?  I’ve always heard a little pulp in your diet isn’t bad for you.

And I’m thinking:  What if most things we consumed or purchased had this disconnect?

While I’m no stranger to microwave food and I totally get the disconnect between food marketers versus the actual product, I do wonder why we as consumers put up with these huge disconnects based on what a company is telling us we can expect to receive versus what we actually get.

Shouldn’t a food marketer at least have some little asterisk* that says:

*hey you…don’t rely on the pic that we paid a photographer 1K to shoot and another top chef to prepare the food and got the bowl from Williams-Sonoma — what you get will actually look like pig slop, served in a cardboard box that will wilt and take on a life form all its own, but hey, our ingredients kick butt, we care, this stuff is organic, we source from the best, we throw in lots of groovy and healthy spices, your taste buds will go nuts, and our food will make your body very, very happy, even it looks like slop.

Ya know…if some marketing exec had the guts to actually put a picture on the container that was the actual end result after it getting nuked for 5 minutes, and had some hip slogan, I think I would be tempted to buy the thing based on the novelty of the approach and the fact that I would feel I’m being told the truth, but I guess that would be bad for sales and therein lies the rub…

Don’t get me wrong, I’m not picking on this company, I actually like their stuff, and will buy it again, but NOT because of their photo, but because I think they fill a need I have, but I wonder how other industries would fare if this kind of disconnect happened?

When I lived in Portland, Maine for a year and I worked a few doors down from the local Ben & Jerry’s Ice Cream shop (before they were really known outside of New England), there was no disconnect between their ice cream, their service, their marketing, all the pieces fit seamlessly, and I loved going there and eating their stuff.

In an effort to capture mindshare of a consumer (regardless of industry or product) in a world filled with people who can be or are skeptical, short on time, their inboxes, mailboxes, social media accounts are overloaded with data, information, links, videos, multi-tasking, trying to squeeze in time to grocery shop, feed the kids, feed the dogs, hamster, flowers, mow the grass, pay the bills, stuck in rush hour traffic, running errands, attending a local school event, and every once in a while, doing something fun for yourself….

…it’s often no surprise that given these constraints, there is a whole crop of new-aged fortune tellers, oops, I mean energetic entrepreneurs, (otherwise known as social media experts) who advise on all things on how to connect with your customer), as well as traditional marketing and ad-type peeps who are all proclaiming, some new and some not so new concepts to help business owners and service providers:

• Be authentic
• Under promise and over deliver
• Be transparent
• Be honest and ethical to a fault, everything else will fall into place
• Listen to your customers, let them do most of the talking
• Exceed expectations at every encounter
• Be proactive, anticipate your customer’s needs
• When you are wrong, say you are sorry, man up and make it right
• Know your audience
• Do the right thing

There are always exceptional folks out there in every field (social media advising, marketing, advertising, branding, website designers), but they are few, far and in-between in my experience

One could easily fill pages of bullets with all things marketing/branding/advertising/social media/service delivery, etc., both new and old.  While the above things make sense to me, and I try to not only consciously incorporate these in my business, but not the mindset where I’m going to bolt these onto my business as some new way to increase my business and satisfy my customers.  Cause…I’m either authentic or I’m not, it’s not like I’m simply bolting on to my psyche the authentic widget for the day.

That said, when I wear my consumer hat, when I read or hear about some generic proclamation I cannot verify, or some statistic is used that is irrelevant or impossible to independently verify, things such as: we are #1, we are the best, new and improved, etc., and my sniff test detects the slightest skanky odor, I shut down and move on as a consumer, cause I don’t have the time, inclination nor the patience if I think someone is feeding me a line or isn’t being totally honest.

Gotta go see what’s next to pull from my freeze to go nuke!

!!!SOLD!!! Sold Price: $227,000. Asking Price: $235,000. Days on the Market: 50.

Welcome to 301 Windham Court, Broadview Heights, OH 44147 in the fabulous community of New Hampton. This home located on a quiet cul-de-sac, has open views, meticulously maintained and has an exceptional open floor plan. The New Hampton neighborhood has sidewalks, walking/hiking trails, an outdoor community swimming pool and club house and is centrally located for easy commuting in all directions.

Special features include:

• a two-story great room with a wall of windows — opens to the kitchen.
• a formal dining room.
• spacious  master bedroom with space for a sitting area, adjoining master bath and walk-in closet.
• a nicely appointed finished basement provides an additional 544 square feet and contains a wet bar with pendant lighting, over-sized windows with views of the backyard and a separate room (fitness, or bedroom #4).
• a large, private deck with access via the family room — with views of woods.
• All appliances stay, including the washer and dryer. The stove and dishwasher were replaced in 2011.
• A clear sight line from the composite deck to watch the Broadview Heights annual fireworks display.
• Vast storage area under the composite deck — very beneficial since this planned development does not allow sheds.
• The New Hampton neighborhood attends the North Royalton School District which received an “Excellent” rating from the Ohio Department of Education. See the North Royalton School District 2010-11 Report Card for details.

Virtual Tour:

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Price of Home	$
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Monthly Debt Expenses [?] Monthly Debt and Obligations Should Include: Monthly Credit Card Payments Monthly Auto Payments Monthly Child Support Monthly Association Fees Other Monthly Obligations, but NOT utility bills.	$
Down Payment:	$
Interest Rate:	%

Businesses in the Neighborhood

• Grocery Stores
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Grocery Stores

There are no Grocery Stores within 3 miles radius from this property.

Restaurants

There are no Restaurants within 3 miles radius from this property.

Banks

There are no Banks within 3 miles radius from this property.

Gas Stations

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Golf Courses

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Hospitals

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Walkability of the Neighborhood

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Buyer’s Goal:

This Shaker Heights home buyer was transferring in to Greater Cleveland, fell in love with the Shaker Heights community due to its proximity to University Circle as well as the charm and architecture of the homes.  While there are always plenty of Shaker Heights homes for sale, this buyer found a Shaker Heights home which met all their criteria except it had a decades old, closed-off kitchen (common in 1920s Shaker Heights homes), original lead-based paint windows, worn oak hardwood flooring and tired wallpaper and paint.  The buyer desired to have a new kitchen, most new windows (both for ease of use as well as eliminating the lead-based paint hazard), refinish the hardwood flooring and update the paint and remove the wallpaper.

Solution:

The solution for this buyer was a conventional renovation loan where the cost of the renovations can be rolled into the first mortgage so there are no out of pocket expenses.  Many buyers today do not have the funds available to perform major renovations, so a renovation loan is not only an exceptional option, but oftentimes the only option available.  Home equity loans are mostly unavailable when a home is just being purchased.

Renovation Loan Challenges:

Navigating a renovation loan program has several challenges which all must work in harmony in order to achieve success and that old saying: the chain is only as strong as the weakest link — applies to achieving success with the renovation loan process as well:

• Knowing what renovation loan options exist.  There is the FHA 203(k) loan option that has a streamlined version and a more robust version. There is also a conventional 5% down renovation loan program which is not widely known or available which can be an even better option for certain buyers and properties.
• Choosing the right renovation loan option. Ratios of renovation amounts to value and a host of other considerations need to be taken into account so the right loan product is selected.
• Choosing the right lender.  Choosing a lender and loan officer with actual experience in ALL available renovation loan options to help the buyer compare/contrast and decide which option is best is critical. There is no substitute for experience here.
• Choosing the right REALTOR/Buyer’s Agent.  It is also imperative that a buyer’s agent (REALTOR) has experience with renovation loan programs as there are many considerations which are critical to having a successful outcome — read on for details.  This is actually step #1, as a buyer’s agent/REALTOR with deep experience and success with renovation loans is the key to the entire process. Olsen Ziegler Realty knows the best lenders, contractors, has extensive renovation loan expertise across multiple loan products, and has the real estate experience to help you make a wise, sound financial decision.
• Choosing the right property.  The “as completed” value (ie. the value the property will need to appraise for counting all the renovation costs) will need to be there so choosing the right property is key.  There are many considerations: location, not over-improving so the neighborhood and sold comparables will support the as-completed value, re-sale implications, design, functional obsolescence and other issues a good REALTOR will understand to ensure you are making a wise financial decision and investment.
• Choosing the right contractor(s).  Contractors must be approved by the lender. Choosing a reputable, reliable and cost-effective contractor(s) with actual experience with renovation loans are all key elements to achieving success.  Renovating a 1920s Shaker Heights home also presents its own challenges, so it is imperative to utilize a contractor who has significant experience renovating old, architectural Shaker Heights homes.  Get this step wrong and either the loan may not be approved or watch the actual construction process become a nightmare.  A good contractor knows the level of specificity needed for bid proposals, has sufficient funds available for material purchase before draws are completed, has the proper licensing and bonding, draws permits for projects, knows the city building officials and what the municipal building codes are so as to be in compliance, can meet exceptionally strict project deadlines with no cost-overruns, and is cost-effective.  Finding ALL of these traits in a contractor is very rare but with the right people in place, the process can go very smoothly.  Olsen Ziegler Realty has a variety of contractors and trades at our disposal, with proven experience in renovation loans: from general contractors who can handle all aspects, to smaller projects for which only a hardwood floor, painter, plumber and/or electrician is needed.  Our buyers projects typically get completed in half the time of typical contractors in the marketplace, and oftentimes at 50% of cost from local, top contractors, while still using quality materials and quality contractors. How is this possible? It’s all about hiring the right, cost-effective contractors. Relationships are everything.
• Defining and managing scope.  Defining scope is a balancing act, which requires focusing on elements which “add value” to a property.  The property will need to appraise for it’s “as completed” value, so this step is critical to ensure the property will appraise and the right improvements are being addressed, while still meeting the individual desires and goals of the buyer.
• Renovation versus correcting deferred maintenance.  While the word “renovation” in renovation loans is the mainstay of these renovation loan programs, this is not the only reason these loans can be utilized.  For example, we recently helped a home buyer with a renovation loan program who bought a very old home with tons of deferred maintenance, safety issues and major violations in the home which do not meet current municipal code standards.  This buyer had about 40K worth of work to correct numerous deficiencies.  These types of properties typically do not qualify for normal financing due to their deteriorated condition.  Bringing this property up to the present without renovating it, created a win-win for both the seller and the buyer.  The seller had a very small pool of buyers due to the inability for the property to attract a retail buyer due to the lack of normal financing options, and investors want to turn a decent profit, and many owner-occupants who are handymen type, typically don’t  have that kind of cash to invest out of pocket, and the buyer gets a solid  home once all the repairs are completed, and oftentimes at a total value and cost which is less than typical market value int the neighborhood.
• Keeping an eye towards eventual resale.  This part is also critical to ensure when it comes time to sell your property that your dollars were wisely invested, and your downside is minimized or eliminated and depending on market conditions, perhaps some financial upside will be present.  To purchase a property that the market has deemed undesirable due to it’s current condition and has undervalued the property, to have the ability to cost-effectively improve it, with the goal having the property be in either better condition compared to your competition at the final cost, or to be below cost cost and have a better property, is the goal to minimize/eliminate your financial risk and hopefully create some financial upside potential.  Typically, this approach creates less financial risk for a buyer than buying a property in decent condition or already renovated, as there is typically more demand for a property which is in better condition. Plus, you get to put your own stamp/design/ideas so the home is truly yours, not the current seller’s tastes.

About Olsen Ziegler Realty:

Olsen Ziegler Realty has a 100% track record of completing renovation projects for buyers, sellers and homeowners in Shaker Heights, Cleveland Heights, University Heights and other Greater Cleveland suburbs both on-time and on-budget. Moreover, many of our larger renovation projects have completion time frames of ~50% of the normal timeline compared to many top-notch contractors, and the budget also being the most cost-effective in our local marketplace when comparisons have been done via multiple bids.

Before & After Photos:

 It’s a lucky thing I’m not superstitious eh?

Think about it, my guess is, since there are about a thousand or so runners, what are the odds that I would draw this #?  Okay, a fifth grade math student can calculate the %, but I always knew I was special, it just took me 50 years to realize it.

Heck…I’m gonna go run out and buy my first ever lottery ticket today (just kidding…I once took a probability class in college and one of our projects was the probability of winning the lottery compared to other events), so I think I’ll save that $1 bill.

If I have a bad race time, or fall down, or injure myself, at least I have a scape goat.

Coulda been worse I suppose, I could have drawn #13.

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Sold…Sale Pending in 4 Days!!!

Welcome to 10049 Hickory Ridge Drive, Brecksville, OH 44141 in the highly desirable Echo Hills neighborhood. This home is just steps away from the Cuyahoga Valley National Park with access to the Buckeye Trail, and only minutes from 2 ski resorts and the Ohio & Erie Canal Towpath Trail.

Special features include:

• a large front porch
• a spacious 21×19 master bedroom with a vaulted ceiling, wood burning fireplace (gas line present for conversion to gas logs if desired), and adjoining master bath
• a private balcony off the master bedroom
• a large, private deck with access via the family room — with views of woods
• finished basement
• Newer updates include carpeting (9/2011) in most rooms, a high-efficiency furnace (12/2010), granite tile counter tops, sink, faucet, lights (8/2011), kitchen appliances (2006-08), and driveway 8/2011.
• Most rooms are freshly painted (9/2011).
• Brecksville schools were just awarded the highest achievement level: Excellent with Distinction!
• This home is just four  homes from the end of the street, which accesses the Cuyahoga Valley National Park.

Echo Hills offers a swimming lake (w/lifeguard) and sand beach, fishing lake, playground, huge common areas with baseball/softball diamond, professional grade sand volleyball court, soccer field/nets, numerous community events and more! This is one amazing neighborhood with community amenities that make Echo Hills a truly unique place to call home.

 Virtual Tour (coming online soon…stay tuned…well…it was coming soon but this property went under contract in 4 days, so no virtual tour this time…):

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Businesses in the Neighborhood

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Grocery Stores

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Restaurants

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Banks

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Gas Stations

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Golf Courses

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Hospitals

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Walkability of the Neighborhood

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Asking Price: $225,000.

Sold Price: $223,500.

Seller Contributions: $0

Days on the Market: 33

What should Greater Cleveland home sellers do to increase their chance of success and maximize their sales price:

• Thoroughly prepare your home for sale
• Price your home to sell from Day 1
• Produce exceptional digital photography
• Expose the property all over the globe by a tech-savvy real estate agent

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