Green MLS (Multiple Listing Service) Gaining Popularity

Through my weekly readings on Real Estate trends and marketing strategies gaining popularity changing the way Realtors list properties. I found the following link Home listings note green quotient interesting to read how the GREEN real estate market is gaining popularity in ways properties are being listed on MLS's around the country. This is something that I have been advocating in my local market and ignored by committee's in charge of these advertising venues.

This only proves more my campaign against properties being misrepresented by real estate agents. The residential construction is gearing to provide buyers with verifiable claims of energy efficient features that buyers can enjoy in their homes on a monthly basis while at the same time being eco-friendly. MLS's around the country are making a stand in order to provide documentation backing properties claiming to be green. By MLS's taking responsibility on a database that should provide the utmost accuracy in its information in respect to each property being uploaded claiming to have some sort of green feature. We must always remember that paper holds a lot of meaningless words if they are not backed up with qualifications.

Not only is the MLS (Multuple Listing Service) providing the options for Realtors to pre-select properties that have some type of verifiable green features but also allows real estate agents with a better property selection incorporating the green features that a buyer maybe looking for. With an MLS that maintains their green features verified also allows lenders and appraisers with the necessary data to provide a correct evaluation of value for the energy efficiency enhancements.

I find this article very relevant to my local real estate industry simply because I see so many listings on our MLS being misrepresented by their listing agents, our MLS has a green initiative at a certain level, but denied by many agents and boards until a need to list a property that may or may not have a green feature that an agent wants to highlight. The use is merely a marketing gimmick for the agent and creating the greenwashing effect.

Although, I have addressed this issue with the appropriate individuals over seeing the MLS and even provide guidelines issued by our own organization being NAR (National Association of Realtors) nothing seems to change in the way real estate properties are listed but yet many agents as well as brokerages flood the web with articles about how GREEN conscious they are and even provide some sort of ways on how to become energy efficient but neglect to be responsible enough to take a stand and follow the green MLS guidelines . This only proves that this green initiative is used only to deceive the consumer.


My professional advice to buyers&Sellers is to be an informed consumer. Want to know more about Thomasville real estate without the fairy tales? contact me. I am an Ecobroker Certified agent @ Rose City Realty, Inc. Green homes is my forte. Call Rose City Realty, Inc. at 229-225-9225 or email me at Info@EcoHomesGA.com for more green real estate information.


Thomasville, GA does have the first and only TRUE Energy Star Qualified built home listed by Rose City Realty, Inc. and listing agent is an Ecobroker Certified Agent trained in the benefits of owning a verifiable green home. MLS# 902243 It just does not get any GREENER than this.


I ask this question to all of you in the real estate industry. What green initiative does your MLS implements?

Little GREEN Thomasville Home

As sellers continue to lower their home prices in order to attract buyer interest, sellers will put on hold all upgrades due to the lack of return in their investments especially with green features. It is safe to say that a logical person cannot think a seller will pour money into upgrading their homes with green features and not increase their home prices. Buyers as well as some real estate representatives do not have the knowledge or training to distinguish between a standard upgrade to a green upgrade. That's were an Ecobroker Certified agent like me comes in to explain to both the seller and the buyer what the differences are. As I say, you get what you pay for; buyers cannot expect to buy TRUE energy efficient upgraded homes at rock bottom prices. Buyers will find homes that are misrepresented as green homes that merely mention one or two green features that may or may not save them money but yet are quickly listed as green features with no validity to them leaving the consumer with the burden of researching the features for what they are buying into.

I disagree with statements that tell sellers to upgrade one or two things in their homes in order to list their properties as green properties. This is called GREENWASHING and unethical and simply jumping on the bandwagon and bad advice. My beef is not with the green upgrades it's the fact that one component alone does not make an entire home green. Unfortunately, the real estate industry in Thomasville has not change much what sells is not the features and characteristics of each home on the market but how big and cheap a home is. Here is a link on how a home buyer should approach a home they are buying http://massrealestatenews.com/price-per-square-foot-is-misleading-for-real-estate-values/

So, it is interesting to read articles where supposedly sellers are pouring money into green features and green material upgrades to their homes without any price increase and how our local industry is so geared towards green homes is just mind bugling, funny and just insane and far from the truth I just cannot help it in setting the record straight.

I know, I know I will be hated by others in the industry for being so forth coming and talking negatively and some will even try to hush me but am just calling it as I see it and consumers need to know the truth and not be filled with fairy tales about the real estate market. Do not get me wrong, sellers can make green upgrades and I encourage it because the seller will enjoy the savings while the house sits on the market and contributing towards the environment until the energy hogs of big homes are sold out but there is a procedure in doing these upgrades and when done right the value will be there.

People……… adding energy efficient features and green materials to a home will increase the building cost and to retrofit a home you will pay for those upgrades it will not come at a cheap price. In a new construction energy efficient windows come standard in itself it is not an upgrade unless you go into a triple pane window or a lower U-Factor window. I can tell you that you will pay a price for these upgrades that will ultimately reflect on your selling price. Who in their right mind thinks that these upgrades do not affect the home price? A seller will think twice before investing in energy efficient upgrades if they are not able to get a return from their investment.

I read so many articles advising sellers to incorporate one or two green features in order for sellers to misrepresent their homes and attract buyers to their listings. Sellers are mislead with the wrong advise and are used as another marketing gimmick and buyers are smarter than that. I can tell you this as a seller myself of the first and only true ENERGY STAR QUALIFIED home in Thomasville that incorporates not only one or two features but many verifiable energy efficient features providing me with an amazing energy&water savings (my pot of gold) and to tell you it does not get any greener then this and yet this home sits like every other home seller. You may ask why? And I will tell you the God honest truth. Large spec homes built to the bare minimum code standards at rock bottom prices is the order of the day.

My professional advice to buyers be an informed consumer and Sellers am one of you and understand your position. Want to know more about Thomasville real estate without the fairy tales contact me. I am an Ecobroker Certified agent @ Rose City Realty, Inc. Green homes is my specialty. Call Rose City Realty, Inc. at 229-225-9225 or email me at Info@EcoHomesGA.com for more green real estate information.

Top Merchant Award from Merchant Circle

Thank you Merchant Circle for this recognition. I value my clients, network partners and my community and do what I can to provide my exceptional service, valuable information to consumers and my clients in order for them to make intellengent decisions.

Thanks you!

Marlene Bienes - Ecobroker Certified @
Rose City Realty, Inc.
The NUMBER #1 Elite Team

Bye-Bye Fannie, Freddie? What It Could Mean

The Obama administration announced on Friday plans to reform the housing finance market, including winding down government-controlled mortgage giants Fannie Mae and Freddie Mac and turning most of the market over to the private sector, as well as requiring larger down payments. The White House proposed three approaches to replacing Fannie Mae and Freddie Mac rather than offering up one final plan.

The administration’s proposal is expected to reshape the way Americans buy and own homes.
Among the plans outlined in the administration’s “white paper”:

▪ Shrinking the size of the portfolio of mortgages held by Fannie Mae and Freddie Mac by at least 10 percent a year.
▪ Creating an insurance fund for mortgages, supported by premiums paid by lenders.
▪ Winding down government subsidies of mortgages by raising the fees charged to cover the risk of default.
▪ Raising fees for borrowers and requiring larger down payments for home loans.

The administration also recommended measures to make government-backed mortgages more expensive in order to allow the private-sector to better compete in the mortgage market. For example, it called for reducing by this fall the size of mortgages Fannie and Freddie may purchase from $729,750 to $625,500.

Raising Rates?

Some critics of the proposal are concerned that the administration’s overall plan would raise mortgage rates.

Treasury Secretary Timothy Geithner said that mortgage costs likely will rise in the coming years, as government support is withdrawn and the private sector takes on a bigger role. Credit Suisse has estimated that rates on a 30-year fixed mortgage may rise as much as 2 percentage points if the government withdraws its backing of Fannie Mae and Freddie Mac.

Higher borrowing costs could be a thorn for a recovering housing market, since interest rates greatly affect how much buyers can afford, experts say.

“Reducing the government’s involvement in the mortgage finance market is necessary for a healthy market, but should not be done at the expense of the economy or home buyers,” NAR President Ron Phipps said in a public statement in response to the Obama administration's plan. “Any proposal for increasing fees and borrowing costs beyond actuarially sound levels will only make it harder for working, middle-class individuals to achieve home ownership, and only the wealthy will be able to achieve the American dream.”

NAR’s economists estimate that a retreat of capital from the housing market will negatively impact the economy too. For every 1,000 home sales, 500 jobs are created for the country, NAR notes.

Geithner estimates that reducing the government’s role in the mortgage market may take five to seven years for the transition.

“Most people in Congress understand that this is a very political, contentious issue,” says David Berson, a former Fannie Mae chief economist. “It’s going to be a very volatile ride as we move toward what ultimately will be the future of Fannie and Freddie. It’s hard to know what that’s going to be.”

Source: “NAR: Secondary Mortgage Market Needs Improvement," National Association of REALTORS® (Feb. 11, 2011); “Winners and Losers in the Obama Housing Plan,” Reuters News (Feb. 11, 2011); “White House Wants Fannie, Freddie to Go,” MSNBC (Feb. 11, 2011); and “Obama Report on Fannie, Freddie Plan May Boost Mortgage Rates,” Washington Post (Feb. 11, 2011)

New Lead-Paint Renovation and Repair Rule Effective April 22, 2010

(click to view)Lead Paint Rule Video

(click to view PDF Disclosure Booklet)provided by Contractor.

A new rule will go into effect this month requiring renovation and repair contractors to be EPA-certified to work with lead paint hazards if they will work on a residential property built before 1978 in which lead-based paint may be disturbed. HUD estimates that this could be as many as 35 million properties. The rule also applies to places where children under 6 spend large amounts of time, such as child care centers and schools. The certified contractor must provide the occupants (owner or tenant) with a new information booklet and must follow lead safe work practices.

There are several important exemptions to this rule:
1. Homeowner occupants or tenant occupants may do the work themselves without certification.
*Due to the potential hazards, EcoBrokers would recommend that these individuals be provided with the booklet mentioned below to avoid exposing the occupant families to lead hazard.
2. A residence where there are no children under 6 and no pregnant women as regular residents is a possible exemption.
3. If the area disturbed is less than 6 square feet indoors or 20 square feet outdoors, the project is exempt. Because lead paint was so prevalent on window frames in pre-1978 houses, window replacement on these homes is never exempt.
4. If a qualified lead test specialist certifies that no lead paint will be disturbed, the project is exempt.
5. There are a few additional less likely exemptions.

Courtesy of Ecobroker

Home Trends: Americans Want Smaller, Smarter Homes

Home Trends: Americans Want Smaller, Smarter Homes


NATURAL HOME LIVING

Home Trends: Americans Want Smaller, Smarter Homes
9/23/2010 12:43:59 PM
by Robyn Griggs Lawrence, Editor-in-Chief

Homeowners are switching their focus from frivolous to functional and paying special attention to energy-efficient features, according to a recent American Institute of Architects survey. As home size has decreased in the last year, homeowners have showed less interest in special-function rooms and focused instead on rooms and features that will maximize their home’s small square footage.

Recent home trend surveys show that Americans favor homes with small square footages, such as this 275-square-foot home in Reno, Nevada. Photo Courtesy HabeRae Properties.

Special-function rooms such as fitness, media and game rooms have declined in popularity. Meanwhile, architects have seen increased demand for home offices, outdoor living rooms and mudrooms. Outdoor living rooms can extend a small home’s living space, while mudrooms provide storage, a key element in well-designed tiny homes. Home offices are appealing to those who work exclusively from home and can double as a kids’ study room or even an entertainment room.


Outdoor living rooms expand a home's living space, making small homes feel bigger. Photo By Michael Shopenn.

A new mood of frugality hasn’t affected demand for energy-efficient home improvements. According to the AIA, insulation, solar panels, double- and triple-glazed windows, tankless water heaters, and geothermal heating and cooling systems have grown in popularity.Homeowners have also taken an interest in reclaimed and salvaged materials, water-conservation products and renewable flooring.

For more information on smart, energy-efficient products for your home, check out NaturalHome’s Resource Guide.

Real estate agents get eco-friendly training, help buyers and sellers find ways to live sustainably

Home of your green dreams

By Christian Toto
Special to The Denver Post
Home of your green dreams - The Denver Post

Lindsey Kruger knew she wanted to live green before buying a house, so she hired Brad Sandler an EcoBroker who is trained to advise people on sustainable living. Companies that specialize in environmentally friendly real estate for sellers and buyers, such as Sandler s Green Door Living in Denver, are gaining popularity, especially as more people consider energy efficiency a priority in homes. (THE DENVER POST | HELEN H. RICHARDSON)
Highland resident Lindsey Kruger knows a thing or two about living green.

The 29-year-old works in sustainable interior design, but she still is grateful she turned to a real estate professional who specialized in environmental concerns before buying her home.

Today's real estate agents are boning up on how they can merge their real estate savvy with the latest green innovations. "EcoBrokers" or Realtors with a "Green Designation" can help homeowners tweak properties to attract environmentally focused buyers or even connect homebuyers with resources to make their new homes more environmentally friendly.

The EcoBroker Kruger chose, Brad Sandler of Green Door Living in Denver, "steered me to people who would do work on my house

In her new house Kruger installed bamboo floors and added cellulose insulation, which sharply reduced her energy bills. (THE DENVER POST | HELEN H. RICHARDSON)in a sustainable way," she said.
Kruger installed bamboo floors — the material is known for its rapid growth — and added enough insulation to shrink her energy bills dramatically.

Evergreen-based EcoBroker International started instructing real estate professionals in the latest environmental stewardship techniques in 2002.

Green mission

John Beldock, EcoBroker president and chief executive, said his group has since grown to more than 5,000 members worldwide.

Members must take three days of classes to complete their certification and then four additional hours each year to retain their status.

Part of the EcoBroker's mission is to make sure clients can afford to go green. Members advise buyers and sellers toward the latest rebates, grants and other monetary incentives, Beldock said.

Lara Williams, a Fort Collins-based EcoBroker, said EcoBrokers must get to know the different grants and program available in their own backyards, such as a Fort Collins program encouraging homeowners to trade in their old porcelain toilets for water-saving models. The toilets are recycled by a local nonprofit for no charge and crushed and combined into an aggregate used as road base.

Williams said local buyers and sellers often look to her to help reduce their carbon footprint. "Now, that's taking a back seat to the energy-efficiency side of it," she said.

Real estate agents can opt to study with the EcoBroker program or take classes with the National Association of Realtors. That group began offering its own Green Designation program last year, according to Kristen Short, managing director of business specialties for the trade group.

Realtors must complete 18 hours of training to gain the certification. The Green Resource Council confers the designation, Short said.

The designation helps Realtors understand what makes a property green, and they can inform clients of both the costs and benefits of green building features. Realtors with the green designation can also tap a network of peers, from contractors to homebuilders, who work with sustainable techniques.

"What does sustainability mean in real estate? Smart growth, new urbanism, a more focused look at green consumers," she said.

Steven Caplan, an EcoBroker and green builder based in Boulder, said the environmental real estate field experiences daily technological advances. That means even EcoBrokers must diligently follow industry trends and stay connected to green builders to be of the most service to their clients.

"The EcoBroker designation, it's just letters. It's about going ahead and taking it to the next level," Caplan said.

Retrofitting advice

Ken Deshaies, an EcoBroker and owner of SnowHome Properties in Silverthorne, said EcoBrokers don't necessarily point homebuyers to the homes of their green dreams. To do so would reduce the number of available homes by a drastic number, Deshaies said.

Instead, they meet the homebuyer halfway, showing them homes that have potential to be upgraded in an environmentally friendly fashion. The same holds true for the sellers.

"I advise sellers how they can green their houses a little bit and showcase the green amenities already in the home," he said.

Sandler said he tries to tell his clients about not just the major renovations needed to go green but the subtle changes to defray energy costs.

He advises installing programmable thermostats, swapping out shower heads for low-flow models and being aware of phantom loads — the energy lost by having electronics and other appliances plugged in around the clock.

His best tip often involves taking an existing home and retrofitting it for maximum green impact. Older homes, with their thick walls and secure structures, offer a pretty good start for would-be retrofitters, he said.

Kruger has a few tips of her own for those seeking out an EcoBroker or green designated Realtor.

"Come up with a few questions to test how knowledgeable they are . . . and make sure they're really good real estate agents," she said.

All the green knowledge in the world won't matter, she said, if they don't intimately know the neighborhoods in question.



Read more: Home of your green dreams - The Denver Post