About Larry Cragun Windermere Real Estate I write this post to share why I believe I am a great choice for you to use to find your home or condo. Thus the title Why Larry Cragun Why Windermere Real Estate.
I have over 30 years of experience in this industry, including owning one of the largest mortgage companies in Washington State, which I sold prior to the housing crash. Understanding financing is a big asset for my clients.
My approach is to serve, be on top of all details, use every tool available, be there in all your needs, and have a soft approach to help people find the right home. It to me is a treasure hunt.
Last year I closed on a condo in Governors Plaza. The buyer came to me off of my website: http://ItsGreatInSaltLake.com/ She had been doing research and as I mentioned the condo product that was available out there she seemed to know they weren’t what she was looking for. She mentioned that she really liked Governors Plaza. Nothing listed matched her wishes. So I went to work looking for something not currently on the market and found the right one. It was perfect for her. It took a bit of price negotiating with the seller but all went down just fine.
This buyer is another example of my approach to this business. She was defensive when we first spoke on the phone. She had talked with other agents she felt were high pressure, were trying to immediately lock her down as their client. Sensing this resistance I shared my philosophy, “if it isn’t working between us, no problem”. I won’t try and contract you with a buyers contract, except when we make the offer and it will only be on that specific property, which contract is required by Utah law. Mutual respect is the rule I try and follow and look for.
Windermere, like no other: If you are serious about the luxury market you will come down to two brokerages to consider. A comparison will put Windermere as #1, I am convinced of this fact.
In Utah I was licensed with MediaOne Real Estate, a subsidiary of The Salt Lake Tribune and Deseret News. In January 2018 we learned that Windermere Utah had purchased MediaOne Real Estate. At first I, as were my colleagues, was extremely concerned about what this meant for us and our clients. The concern quickly turn to excitement. Their marketing power is unlike any brokerage I have been licensed with in my entire real estate career. I began to realize that I had more to offer to buyers and sellers than before, and in fact I suggest I have more to offer now than my competition. Take for example the Matterport Camera Windermere just purchased. It provides the current internet shopper, which are the majority of shoppers the ability to actually walk through the home on line, with a beginning overhead view of the floorplan. It is amazing. I am currently scheduling filming with each of my listings to include a Matterport show for my sellers. List with me and you will have a fabulous tool to share, and for me to market with. It is at a cost to me, but man is it worth it. Here is a sample: . https://my.matterport.com/
There is much more. New marketing announcements come often. If we meet I will share many other things we have at our disposal for you, such as the Living magazine Windermere publishes to high end and other targeted potential buyers.
To buyers, besides Matterport, besides our terrific search on my site, I have special tools to assist you. For example neighborhood news advertised at the bottom of my website. Subscribing here will provide you a monthly report by zip code of every on home or condo on market, under contract, and sold in that zip code, that month. You receive that report as long as you desire. Pretty cool for sure.
My partner and wife, luxury is her game. :
The not too long ago photo includes my talented wife Kathleen. She is an important partner in my real estate practice. She has been an award winning and magazine published interior designer during her business career, and considered to be the best designer in whatever firm she worked for or whomever she performed her magic for. She brings to my clients an important eye on how to best present your home for sale. She is an important second opinion on home values, understanding that value is based on more than the square foot of the home. Having Kathleen as my partner is your asset. She’s also the boss.
I am a leading Condo expert:
Selling condominiums is not like selling homes. Their are sometimes hidden risks not all agents can spot. An important issue is what does FHA think of the property. Is it FHA approved? If not why not? There are many things to understand and many things an agent needs to help you evaluate. I am good at this.
I love helping people with their real estate needs, as do most in this business. It’s a very satisfying career and I am glad to have come out of retirement to enjoy it again. I am pretty state of the art with technology, started a dotcom, am about to have a company publish an app I designed, and am grateful for finding a cool niche in Utah. I look forward to assisting some of you.
The good things we do with part of each of our sales is another thing we are proud of.
Luxury Real Estate Is Where We Are Unmatched. Add our design and lengthy experience to the mix: Winner!
When you place your luxury home in the hands of a real estate agent, and company, you likely expect an extreme world wide and highly visible marketing effort. The kind of effort than can cost up to $10,000 to get your home sold. You expect the agent to do the best job possible.
This would include world wide exposure. Windermere has an unmatched package for you:
- We are Utah’s exclusive Christies International Real Estate affiliate.
- We are Utah’s exclusive affiliate in Leading Websites Of The World.
- We are Utah’s exclusive affiliate in Luxury Portfolio International.
- Our Premier Properties marketing program is extensive:
- Click here for a presentation that will help you get the picture on why us.
Here is a real plan if this is you; you are 62 or Older and Still Kicking It? Also, it’s a plan if your current home isn’t your dream home and you want to have that dream home. Are You 62 or Older and Still Kicking It?
I live amongst a lot of retirees. Some have packed it in and some are still kicking it. Which are you?
There is a way to move up in style without breaking your bank. Here are a few qualifying questions:
- Is your home free and clear, or almost free and clear?
- Would you like to move up to a dream home if you didn’t have to make a mortgage payment?
- Are you willing to let the government (FHA) participate in a plan such as this?
The big question is will you let me explain this with an open mind on your part? If you are a regular follower of mine, like one person called me, her friend in the computer, you will know that I have a strong background in both real estate and mortgages. You may have also discovered that I owned one of the largest mortgage companies in Washington State at one time. I also owned a residential real estate office. Also important to this message is that last October Kathleen and I took advantage of this program.
I will illustrate the concept below with my own non artistic efforts.
These four homes are all either homes sold or currently on the market by our company, Windermere Real Estate. The home labeled as “current home” above could be traded for a dream home, similar to the others in the photo. Yes, you could trade up from the current home to one like these. If you are intrigued, don’t let self talk or talk from others prevent you from investigating.
These other three homes are or were priced between $549,900 and $599,000. The illustration above could be captioned trade your current home for a dream home. The current home being free and clear is probably comfortable. Were it yours would you have liked it to be bigger, newer, or nicer? This FHA program which I am so familiar with would provide something similar with no new mortgage payment. It is for seniors over 62 or older. The benefits are different for those of different ages.
Dream home? How is this for some write ups?
The home on top: Come and see this well kept fully finished rambler in a quiet neighborhood in South Jordan. This home features an open floor plan with large bedrooms. The front room can be either formal living or formal dining. The basement has a full kitchen, living room and separate entrance. In the spring enjoy barbequing on the patio in the backyard. Newer carpet with upgraded pad throughout. Needs a little updating. Pool Table in the basement is included.
The home on the right:
|Beautiful rambler with many upgrades! Granite countertops with large kitchen island, knotty alder cabinets with soft close drawers, large open great room with gas fireplace, crown molding in formal living room, main floor laundry. Master bedroom with master bathroom which has a large corner soaking tub and separate shower. Finished basement with large game room, two more bedrooms and a full bathroom with lots of storage space including a cold storage room. The yard is amazing and has secondary pressurized irrigation water, a large covered patio, a workshop, a large RV parking area on the side, vegetable garden, fully fenced with plenty of space. The roof is architectural 30 year shingles, high efficiency furnace, central air. Close to shopping, schools, parks, and easy access to highways. A must see!|
The home on the bottom:
Wow, Million Dollar View, with 1 Acre of Horse Property. Nestled above “The Cove” in Herriman. Next to hiking trail that will not have any homes built on it. Enjoy country living while living close to city amenities. Wonderful 2 story home with plenty of space. 2 Master Bedrooms, Beautiful gourmet kitchen with Viking stove and custom cabinets. Huge master bedroom with separate sitting room. Landry room up and down. Mother-in-Law apartment in basement with separate entrance. Over sized 2 car garage with tons of cabinets for storage. Several fruit trees in orchard by the giant garden. Another acre is available. Home is on a well with 1 water right available and city water stubbed.
I titled the post as “Are You 62 or Older and Still Kicking It? If the answer is yes, lets kick in gear your dream home. It only take a little time and a lot of open mind to get this done.
Our residence is in a high rise condo in downtown. Only a couple of these buildings qualify. The trade could be made for a qualified condo. However if this applies: “Are You 62 or Older and Still Kicking It, you may want to make the switch to a home you would just love.
I am thinking of a couple who are friends of ours. Their home is like the proposed examples. They love having the space. Every Sunday their home is a meeting place for dinner with all of the family. It’s a Sunday tradition for them. The master is on the main but downstairs there is plenty of room for guests. Will you current home fit your dreams? If not, give me a call, I am your guy to make a transition like this. These are just examples, we could get to the specifics based on your exact situation and desires.
I work in an wonderful business, and have done so for over 30 years, give me a call 801-244-1666 or if you are of the texting generation you can text me at 206-618-3724.
It really is a bear of a situation, being an agent selling a home that is rented. Of course you want that income stream. The fact is that it will impede what is perhaps the right buyer from finding it.
In many cases it is worse on your pocket book to have it rented and for sale at the same time. I say this because the longer the home is on the market the more likely it will be that you lower the price. I don’t and won’t encourage that, but it is a fact.
In almost every price range and location there is competition. Your home isn’t the only one to choose from. If you throw any hurdle in the way of showing your home it is possible the right buyer might miss it. Maybe I should use the work probable, not possible. Rented homes almost always need appointments. Some renters don’t cooperate. Often the rule is at least 24 hour notice. There is one condo currently for sale in downtown Salt Lake City that only allows showings once a month. It’s pretty ridiculous to even have it on the market. In lesser extremes it’s still a problem.
Having your home presented for sale is important. I believe in staging it as practical as possible. I showed a home this week that was rented and kept in sloppy condition. Hey the renter doesn’t care, it wasn’t their home. Instead of staging this home was, shall we say, destroyed. In many cases the buying or not buying decision is made the minute they walk through the door. It is an emotional decision. To some buyers the condition affects the decision.
Sales Prevention Program #84: Sorry It’s Rented. Do you like snakes? I showed one rented home that had a python to greet you as you entered the living room? We did a fast exit out of the front door. I wonder if the home ever sold.
We showed one home where the renter was present. Hey “no problem” they said. We were then treated to a clear explanation of everything that was wrong with the place.
Do you like smells of the unusual nature? We have been subjected to them. Renters rarely care, so there.
Of course it’s a financial situation. My suggestion, if you really want it sold, wait until the renter is gone to put it on the market.
Recently two appraisers have called me with this question, “how did you get that high price”?
One query was on a Canyon Road Towers listing and the other was in Zion Summit. High Price
It is factual that a sellers agent has the responsibility to follow the instructions of his or her sellers. Of course that means instructions that are legal and ethical. In most cases sellers want the most they can get for their homes. The exception might be to instruct the agent to price it so it sells fast.
The two units that are the subject of this post were where the sellers wanted top dollar. I got that for them.
So to the Zion Summit question; we just closed at $19,000 more than the same condo 4 floors down is on the market for. It is $10,000 cheaper than a unit on the same floor, remodeled nicely, and still for sale. How do we do it? The answer has three parts. 1- I believed the view was better than the condo on the same floor, even better than the unit $19,000 cheaper. 2- My listing had two parking stalls. I understood the value of the second parking stall. The actual buyer in his negotiations claimed the second stall was only worth $5,000. I inquired of the HOA onsite manager what stalls in Zion Summit were going for and he gave me the $5,000 figure. I assumed than that is where the buyer got this number. The fact is parking stalls to some people are worth much much more money. For example, people in Canyon Road Towers have paid as low as $5,000 for a stall, That hasn’t happened recently. There is a resident of Canyon Road Towers offering $12,500 for an extra stall and he has no takers. (In both of these buildings there are stalls included in the deed and some extra stalls that can be bought and sold.) There are buildings in Salt Lake City where buying a parking stall for $12,500 would be considered a steal. Kathleen and I paid $25,000 for an extra stall in our condo in Issaquah, Washington. 3- One of my talents is being able to recognize buying signals. There were a couple of them with this buyer. First, when I showed his wife both units for sale on the floor I could tell she like the other agents listing better. Why didn’t they offer on that unit I asked him? I concluded he wanted my listing, either for the extra stall, the location, or the better view. I look for buying signals and this one had my listing written all over it. We did come down from our original asking price, actually dropped down in negotiations three times, but the final price was the right price and as this appraiser queried, it seemed to him to be confusingly high.
In the Canyon Road Towers querie I understood the value of a remodel. This unit was extremely appealing. Many of the downtown condos need updating. This one did not. I was lucky enough to have the appraiser contact me for access. I told him how much money the seller had put into the remodel. I offered receipts for the work which he didn’t want. He did give us the value.
I take serious my role, am I a buyers agent or a sellers agent? Am I a dual agent where I cannot work against either side. Whatever your need, I understand agency and act accordingly.
Larry Cragun Windermere Real Estate
Residential and Condominium Professional
About Garden Towers. Garden Towers was built in 1981. It is considered by many to be an extremely well constructed building. The parking stalls are indoor and spacious. It is a self managed condominium of 38 units of various sizes. Many of the condominiums have two dedicated parking stalls, but not all do.
The Common Areas Include Roof Top Garden with Views of the Entire Valley, There are BBQ’s on each corner of the rooftop. The rooftop can be reserved for private homeowner functions. It has a recently updated social room, a Fitness Center, and dedicated storage.
Its a perfect Downtown Location with Biking, Hiking, Restaurants, Shopping & Temple Square all within Walking Distance. There are parks all around and it is a great walk up through memory grove and city creek canyon which can go for miles. Walk everywhere, City Creek Shops, Restaurants, Temple Square, Harmon’s Grocery, Hiking & Biking Access
HOA fees include monthly water /sewer/ garbage, partial cable, exterior maintenance, common area maintenance and building insurance. No Pets, No Smoking and unit cannot be used as a Rental.
Some of the units have terrific views, some north, some southerly. Most units have a covered deck. The building is wired for Google fiber.
One sold unit advertises that It is 400 yards from the most expensive real estate in the state. Spacious and Light with floor to ceiling windows and doors. Expansive living and dining room with open kitchen. Recently Remodeled Clubhouse, Exercise room, Roof Top Garden,Secure Building with 2 elevators, 2 stairways, 16″ on center concrete and Steel post tension cable construction throughout & between all units.
My comment on their rental policy: It is the strictest I have seen in Salt Lake City. One of my clients backed out of being under contract when an HOA board member told him he couldn’t have a paying roommate. I do understand why condo projects are strict on rentals. Renters do no take the same care of a building as an owner will.
Larry Cragun Windermere Real Estate
Residential and condominium specialist
Continuing Kathleen and mine favorite topic: Sales prevention issues, or things we notice when looking at properties, Sales Prevention Program #82: They Can’t Get In is a sales prevention program.
If an agent can’t get in to show the home or condo, how in the world can it be sold? The process that works is to have a Supra Lock Box, or key box easily accessed in front of the residence. This key box should provide all agents the necessary to enter the home. The Supra key box records what agent entered the home, and at what time. A notice is sent to the listing agent with the ability to copy the notice to the home owner.
Recently I have seen these sales prevention instances.
One doesn’t want to confuse an agent. So how about putting clear identification on the lock box, which condominium the lock box belongs to. It’s bad at Canyon Road Towers, it’s a horrible situation at Parc Gateway. Its unbelievably bad there, so bad it isn’t worth showing the units where figuring out the lock box is a waste of time.
I had an occasion at the Metro Condominiums where no key matched the house. Some careless agent had put back the wrong key in the box. There were five units for sale there, what a mess. That could be alleviated to a great degree by going to the effort of adding a simple identification ring with a number on it. They cost about .35 cents at Glens Keys.
I have gone to listings where there was a key box, but where it was empty. Figure that one out.
Recently I had to call an agent, fortunately he answered his phone, to inquire where the key box was. The answer, “Oh, its out in back, attached to the gas meter”. Great, the gas meter was covered by a large plant.
Whatever your situation is, it might be wise to see if your agent, for some silly reason, has joined the Sales Prevention Item #82 club.
Larry Cragun Windermere Real Estate
Salt Lake City Residential & Condominium Professional