Luxury Second Home Real Estate: Five Ingredients to Ensure A-1 Sales

It’s been said that making sales in leisure resort real estate is not rocket science. Perhaps not, but it is a discipline that requires attentive strategies be employed to enhance sales pace and to mitigate risk. Consider the following tenets:

1. Coordinate Marketing and Sales Activities with a Properly Funded Budget. The marketing and sales function is the most important component to the profitable operation of any luxury second home real estate venture. This activity is as equally important, if not more so, than as the quality of the product itself – “the sticks, bricks and furnishings”, if you will. The long accepted adage of “Build it and they will come” is being challenged daily in today’s competitive real estate boom. Even among projects of equal quality, the better marketing and sales entity will inevitably capture a disproportionate share of the market.

As a point of definition, Marketing covers all of the activities required to get a qualified prospect in front of a salesperson. The Sales function covers what happens from that point forward. The two must obviously work hand in hand. We believe marketing and sales efforts must be dovetailed to achieve the common goal of cost-efficient sales that are retained long-term, in order to generate additional downstream revenues. It quickly becomes clear that a well-tuned and balanced marketing and sales campaign can have a very significant impact on the development company’s financial performance. A faster sales pace and shorter sellout reduces both the developer’s and lender’s exposure time and expense.

So, how to get there? Prepare and administer a coherent and appropriate marketing plan that is understood by all – one that can be modified as the circumstances dictate. One requisite of any such plan or campaign is the significant and rapid flow of money necessary to pay for the many promotions, especially in pre-sales start-up activities. There are always several programs that are simultaneously used that all require quick and significant funding.

Strategy: An adequately funded start-up budget to accomplish any pre-sales goals prior to lender funding is essential. Delays in paying for marketing activities can be disastrous. Worse yet, running out of dollars before your marketing program is launched is sheer project suicide.

2. Utilize One Sales Team to Represent All Leisure Real Estate Products. From our experiences in the industry both past and present, we know some simple truths about the leisure real estate buying market. The first fact is that no one buys a real estate product sight unseen. A second corollary is that the bulk of the sales will be generated from prospects that are repeat visitors to the destination resort area. And, the third corollary is that no prospect has a clear idea of which product is right for them until they hear of their options. No one walks through the door wanting to buy a fractional or a condo-hotel interest. The prospect’s opening statement may be that they simply want to hear about the condos for sale.

Relationship selling techniques are in vogue and are appropriate for leisure real estate sales. Here, a sales representative first builds trust with his/her prospects and then proceeds with a discovery phase to determine their prospects’ needs, attitudes, preferences and motivations along with a finding of how often they might use the second home product. The agent can then present the real estate options in light of the solutions afforded to that particular prospect and to advise each prospect on which of the multiple products is best for them. Prospective buyers resent being flipped to another agent after they’ve vested themselves in the one agent, who has now become their friend and trusted consultant. This overriding factor underpins our philosophical approach that emphasizes a single sales team approach to presenting leisure real estate product options.

Strategy: If you are a resort developer with a mixture of residential program offerings, cross train your sales representatives on all second home leisure real estate products. Consider abandoning the idea of maintaining separate sales teams that sell strictly lots, or strictly whole ownership or shared ownership interests or strictly condo-hotel interests. You’ll find that your product options will not cannibalize one another and the project will make more sales faster while experiencing less rescission.

3. Get the Right People on the Team. In order to have a successful ongoing marketing and sales operation, a team of talented, disciplined and motivated people must be assembled and paid well for results. We believe it is imperative to bring in a few key people experienced in the particular product format you plan on offering around which to build your team. It is much more costly to get off to a slow start or not get off at all for lack of talent or expertise.

To achieve the results projected, we believe in acquiring good people, training them and paying them well to retain them. Highly trained and motivated salespeople can maintain significantly higher closing percentages than those of average salespeople.

Strategy: Recruit, train and properly compensate a professional sales team for your leisure real estate project. Hold all accountable to performance standards for the project and tie compensation to performance as much as possible. Having the wrong people on your sales team can be very costly to the project, both in lost sales and wasted marketing dollars. The losses can amount to millions of dollars.

4. Deliver Well Qualified Prospects to the Sales Team
An exemplary and consistent flow of well-qualified prospects will yield much higher closing percentages for your leisure real estate project. Between marketing and sales, the more important and variable of the two is marketing. All other things being equal, the sales staff with its capabilities and closing percentages is predictable and controllable. The overall success of the sales offering is, more often than not, made or broken by the marketing component.

For most properties in resort destination areas, we expect to see real estate product sales consummated by prospective buyers that are generated from three general sources:

A. Group One: Those guests that are physically already there visiting the resort area.
B. Group Two: Those prospects who are planning on coming to the resort area, but who are as yet unfamiliar with the project’s real estate product offering opportunity.
C. Group Three: Those prospects who know the resort area, but who are not planning on visiting the destination this upcoming year.

Interest from prospective buyers tends to be piqued when they see a resort’s new buildings coming out of the ground. And, as that activity becomes evident and exciting, prospects will walk into the preview center to ask “what’s it all about” and investigate whether there is a significant opportunity for them. Until construction stages begin and during pre-sales activities, the question remains as to how to get those guests and prospects mentioned above to inquire about your real estate opportunity.

Strategy: The thrust of any project’s marketing and sales pre-sales plan, along with the attendant expenditure of marketing dollars, should be strictly focused on just this tactical approach – getting well qualified prospective buyers who are sold on the destination resort area to visit the preview center.

5. Get Sales Posted Quickly to Create a Project Buzz. The thrust of any marketing campaign for an upcoming pre-sales season should have an emphasis on “Awareness” – getting the word out on your project’s offering. For Groups One and Two, this awareness campaign will work to ensure that prospects will stop in the preview center to check out your opportunity while at the resort area. For Group Three prospects, the awareness campaign may actually serve to encourage those prospects to rearrange their schedules to accommodate a trip to the resort area sooner than they had planned.

All in all, the marketing campaign should direct prospects to your resort website or sales center, where they can opt in for more information and to set an appointment. The ability to generate walk-in traffic will be the key to absolute sales success. With a properly designed project that incorporates a use plan that makes perfect sense to the consumer, people will buy and sales will flow steadily.

Strategy: The immediate mission is to get sales on the board quickly in order to build momentum and the sense of a successful project. Salespeople need confidence. A sense of urgency must be instilled in them as well as in the prospects. Making sales steadily builds that confidence, creates a “buzz of success” for the project and satisfies everyone involved with the project – the consumers, the developer, his investors and lenders and the sales representatives. Win-win for all is the name of the game.

How To Save Money On Car Insurance For Young Drivers? Read To Know

The cost of car insurance policy is determined by many factors typically examined by insurance companies online such as driver’s age, the location where he mostly drives a car on, the make and model of car, driver’s driving experience, etc. Insurance companies take into considerations these factors to figure out if driver will be a high risk. Usually, young drivers are considered risky as they are less likely to have good driving experience and skills. This is why it is challenging to qualify for cheap car insurance for young drivers. But, the interesting thing is that today many online insurance companies specialize in offering various discounts which you can earn to reduce your insurance cost or simply get cheap car insurance for young drivers. Before applying for insurance policy, it is advisable to get some knowledge about the same.

If you install security or safety devices in your car, you are less likely to get injured or your vehicle is less likely to get easily stolen or damaged. Many online insurance companies offer discounts for the same. Moreover, if you want to save money, you should think of joining a recognized driving course. This will improve your driving experience as well as skills and also could get you one more discount. One more way to get best affordable auto insurance is to drive less. If you drive less, the possibilities of accidents or similar circumstances leading to insurance claims will get reduced. Some insurance providers also offer discounts to students who score good grades. Besides, your driving location also affects insurance cost. Even make and model of car will affect what you will pay for insurance policy. Some vehicles are expensive to be insured while other cars are not too expensive.

Thus there are many aspects which you should work on to save money. But, most importantly, you need to locate insurance company which offers the most affordable auto insurance rate and also multiple discounts. One of the easiest ways to locate best insurance company in your local area which is willing to provide affordable car insurance with many discounts is to take free professional assistance of a reputable online car insurance service. These services which are closely connected with a huge online network of insurance providers that offer cheapest car insurance quotes will help you to get easy and quick access to best insurer.

The risk factor associated with you will affect your insurance cost significantly. So, it could be advisable to see if you can reduce the risk taken by insurance company by following some expert guidelines and improve your eligibility for affordable auto insurance rate. Get assisted by experienced car finance specialist to know what these guidelines are and how to get cheap car insurance for young drivers.

Log on to to get more information on young driver affordable car insurance in Canada. It offers various discount on premiums to lower down your monthly payments and helps you to save money. The interest rates are also so minimal compare to market rates. Visit us soon.

Insurance Agency Marketing – At Home Real Estate Auction Events

Despite what everyone thinks insurance agents are not an industry that is totally unaffected by a recession. Sure, folks have to have insurance on the things they own or the high-ticket items that they borrow money on, but realize when the economy slows down fewer people are buying fewer things and this slows down the rate of new clientele that need insurance.

In the insurance business it is important to continually be signing up new customers especially in weak economic cycle downturns. After all, when the new business dries up, when fewer people are buying new homes or moving into an area, that means that attrition will slowly reduce the ranks of insured clients. So, if you are not moving forward, you are moving backwards.

Now then, think of where buyers of large ticket items are during such tough times? Well, they are shopping the foreclosure listings, looking for buyers who have purchased “short sales” or are hanging around Real Estate Auction. Thus, it makes sense to go and talk with the promoters of real estate home auctions and try to get a booth set up at the event.

Passing out flyers and information to prospective buyers whether they buy a home at the auction or not is very wise and those people who do purchase properties, they know that those properties must be insured too. This is a win/win for everyone, because the insurance agent is in front of real potential buyers of insurance, the buyers of the property will be in need of insurance and it helps the auction promoters sell more real estate. Please consider all this.

Building Green Home Real Estate Helps More Than Just The Environment

“Going green” is seemingly the latest theme of the day.

A trend that can be seen in everything from the newest cleaning solutions on the market to the invention of solar paneled roofs, how to make a green home is central to the design schemes utilized by today’s architects.

What is the purpose behind building green living homes?

Simply stated, green energy efficient homes contribute to the cause of saving the planet.

And besides the energy saving aspect, building a green home changes the overall affordability of owning real estate.

For example, those who live in energy friendly homes do not have the need for the general utility set-ups (such as electricity) that are required for residents of non-green communities. And because the demand for these utilities becomes lower as a result of green neighborhoods, the prices go down for everyone who still has to rely on other methods for their power.

In addition, the construction costs for green built homes are often much less than what would be spent on a creating something conventional – a fact that also gives green residences a better chance at being approved for a building permit.

Another advantage of green home real estate is that it provides a way to maintain the environment so that the occurrences of detrimental atmospheric events have a chance at slowing down. As a matter of fact, government studies have shown that if all buildings in the United States followed the standards set by green construction, the end result would be a 10% decrease in the emissions that create global warming.

A measured 70% reduction in waste from using green materials for construction is a further plus of modern green homes.

This waste reduction is possible because much of the time the materials used in green friendly homes are recycled – a process which also has the advantage of helping to decrease the overall cost of the project. And, green homes are further able to add to the savings factor because these types of structures have a much longer life span than those homes constructed by non-green methods.

What are some of the green building techniques used to turn a home into an environmentally friendly residence?

A simple way to start on the path to building a green home is by using certain kinds of wood when designing the home’s floors. One such wood that meets the standards of green construction is bamboo.

Not only is bamboo unusually durable, but the rate at which it is able to replenish itself (between five and ten years) is a much less amount of time than the fifty to one hundred years of maturation time on other woods selected for flooring purposes.

The paints used on the inside and outside of the home also make a difference as to whether or not said home can be called “green.”

Paints of the non-green variety contain toxic metals, solvents and harmful VOC’s (Volatile Organic Compounds) that are damaging when inhaled by those performing the painting task. Paints of this kind also create by-products such as more smog and pollution that are added to the atmosphere.

Using zero or low-VOC paint is a green building technique that protects the occupants of the home while also helping to clean up the environment at the same time.

Low or zero-VOC paints do not contain the toxins found in the paints from the past, nor do these types of paints dry and still continue to release their dangerous substances into the air.

The manner in which a garden is kept is another qualifying factor when it comes to whether or not a home can be considered a green friendly residence.

For example, buying simple hand tools for one’s gardening needs (instead of purchasing items that run on gasoline or electric power) helps to reduce the carbon dioxide emissions that escape into the air, while giving the user a bit of exercise at the same time.

Raking and sweeping leaves and other yard debris instead of using a leaf blower to do the job is a second way to go green in the garden – as leaf blowers operate on gasoline and thus release those carbon dioxide emissions that are best avoided when possible.

Best of all, choosing not to rake the leaves and instead using them to surround the garden’s plants is one way to create a natural mulch – and pairing these leaves with used coffee grounds will cause an extraordinarily lush garden to bloom.

Using non-toxic pesticides to make insects and other animals stay away from the garden is another method aimed toward making the environment a more green place to co-exist. It can be as easy as placing earthworms and ladybugs into the foliage to keep these pests away.

And, toxin-free pesticides also have the advantage of keeping the water supply in a cleaner state, as there is no risk of the run-off from dangerous gardening chemicals contaminating the water if said chemicals are not being used.

Whether it is the actual materials used for construction of the home or the tools meant for the garden, there are many ways to incorporate green techniques to make for a much healthier place to co-exist.

Buying a home and selling a home are two of the most important milestones ever experienced by many during their lifetimes. Both the home selling process and home buying process can prove to be complicated. Therefore, hiring a real estate agent is the way to go.

I specialize in Lakewood, California homes. And because I grew up in the area, I am therefore a local real estate agent who is very familiar with the community and its associated amenities.

Hiring a Milwaukee Home Real Estate Agent

Despite the current climate of the real estate industry, Milwaukee is surprisingly holding up. It is not booming, but it is not going south either. In truth, if you would really take a look at the kind of community Milwaukee has, it is not really surprising that many people want to live in this area. In fact, this is not just a home to many families. Many companies have also taken advantage of the affordable real estate in this part of the country and have established their principal offices there. Fortunately, if you are thinking of settling here, you wouldn’t have any difficulty looking for a reliable Milwaukee home real estate agent.

Buying a Property in Milwaukee

So, what can you expect if you decide to settle your family in Milwaukee? Actually, there are many benefits to living in this part of Wisconsin. First of all, you can enjoy the low cost of living. It is lower by about 15% compared to the national cost of living average.

This metropolis offers good school system, so your children will not have any difficulty looking for a good school. There are also good universities and colleges around the area. This includes McGill University, Milwaukee Institute of Art and Design and the University of Wisconsin-Milwaukee.

How much would a property in Milwaukee cost you? Actually, it wouldn’t cost you a lot of money. The average price hovers around $150,000 to $200,000. Curiously, the prices are steady around this range despite the economic condition.

You definitely will love living in this area, but first, you need to find a good Milwaukee home real estate agent.

Choosing Your Real Estate Agent

Finding and hiring a great real estate agent can be a bit tricky. With so many agents offering their services, you just do not know who to trust. You may end up being ripped off by dishonest people. However, if you know what to look for in a Milwaukee home real estate agent, it can be easier for you.

There are four questions that you have to ask –

How long have you been in this business?
Can you give me at least three referrals?
What does your service include?
Will you be available at all times?

Determine your choice based from the answers to these questions. You have to get in touch with several agents before you make your choice. This way, you will have several choices. Buying a home is a big deal, so it is very important that you choose your Milwaukee home real estate agent well.