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Dick and Kathy Littleton
Realtor/Broker
    Years of Experience: 38 Combined

    GRI - Graduate, Realtor Institute
    CRS - Council of Residential Specialists
    ABR - Accredited Buyer's Representative
    SRES - Senior Real Estate Specialist

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Prudential PenFed Realty
2503 Wilma Rudolph Blvd.
Clarksville, TN 37040
931-503-8000

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How to Find a Real Estate Agent You can Trust

Wednesday, June 6th, 2012

If you have been looking at homes online or thinking it is time to sell your house, but don’t know to whom you can entrust this monumental job, you are not alone.

A home is probably the biggest investment of your money you will ever make, and it also has an emotional tie to your life and your memories.  Your agent must be someone who is knowledgeable, proactive and connects with you and your wants and needs.  The right person can make your upcoming real estate transaction painless and very rewarding, but how do you find him? Here are a few tips to start your search to find the right real estate agent for you.

1.  Look for an agent and company you can trust: The best agent for you is an experienced professional who will listen to you, conduct herself in an ethical manner and knows your market.  Also, look for a company that is large enough to have the tools and the backing to market your home to its highest potential.  Their agents tend to go to all the additional training and seminars.  These are the agents who have colleagues in the office who can advise if there are any unusual circumstances involved in a transaction. You want to not only get a good agent but a good team working behind her.

2.  All Realtors® are licensed to sell real estate, but not all real estate agents are Realtors®. Only Realtors® can display the Realtor® logo. Realtors belong to the National Association of Realtors and pledge to follow a set Code of Ethics, which is a comprehensive list containing 17 articles and underlying standards of practice, which establish levels of conduct that are higher than ordinary business practices or those required by law.

3.  Ask for referrals from friends, coworkers or family: Successful agents become more successful because they do their job right and put their clients needs first. Ask the people you know for the name of their agent-even if it was a couple of years ago-and ask them to describe their experiences with this real estate agent.  Look for the one who went above and beyond for her client.

4.  Customer testimonials: As you look at individual Realtor pages on the company website, many include their customer testimonials. This often gives you some insight as to whether they are simply nice and get the job done or if they really worked hard for these customers to make something happen.

5.  Attend a couple of open houses:  When you go to an open house you meet the listing agent and there is no pressure to choose them or sign on the dotted  line to anything.  Collect business cards and make notes on them.  If you’re thinking about selling your home, pay attention to how the agent is showing the home. Is she polite and informative; appear knowledgeable? Does she have professional-looking promotional material about the home? Is she trying to sell features of the home and making the showing a good experience for you?  If she is just sitting there and leaving you on your own, this may not be the best one for selling your home.  Look for the one that connects with the customer.

6.  Look for a sign: Pay attention to the listing signs on the lawn in and around your neighborhood.  Make note of when they go up and how quickly the sold sign appears.  Make a note as to how many times you see a certain name.  Some agents could be “specialists” in your neighborhood.  Call and ask them about their experience.

The next step is set up a meeting with a couple of your top picks in Realtors to get to know them in person and ask some questions.  You want to know things like how long they have been an agent and any specialized training they have.  You also want to know that you can feel comfortable talking with this person and saying what you really want. Once you find the right connection you are on your way to a successful real estate transaction and the next step in your journey.

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Hire a Real Estate Agent with the Power to Succeed

Wednesday, May 16th, 2012

The housing market is coming up roses this spring.

Some of the buds are a bit stunted, but the air is filled with an unmistakably rosy sent.

Realtor.com says, on average nationwide, prices and sales are blooming, inventories are wilting, and more and more markets reveal a potential for growth not seen in years.

“Things are picking up.  All the prices are down and interest rates are really low.  It’s like Macy’s is having a sale,” said Martin Morales, Secretary-Treasurer of the Monterey County (CA) Association of Realtors.

No, you didn’t miss the bottom, but the potential for a buyers’ bum rush and forecasts for higher rates later this year could cause the competition to heat up this spring.

That’s your cue.

Hire a real estate market hero

It’s the best time to buy a home in years, but the worst time to move without a professional on the payroll.

Shopping in today’s market without first hiring a licensed real estate agent is like going to war without combat skills.  Investors will show you no mercy, all-cash buyers are looking to make a killing and agent-represented buyers are locked and loaded.

Ask family members, relatives, friends, co-workers and others you trust for a referral.  Also get referrals from Realtor.com’s “Find a REALTOR” search engine.

Look for tenured experience in general and specialty experience – designations and certifications – for certain sales skills, including short sales, second homes, green homes, luxury homes, buyer representation and property management, to name a few, depending upon your needs.

“Talk to your sphere of influence.  Also, take a look around the neighborhood where you want to live and see who is active and who has testimonials that prove they are active and successful” said Karen Smyth, a real estate agent with Keller Williams Realty-Peachtree Road, Atlanta, GA.

Look for technology super powers

Today, tech-savvy is just as important as a solid track record, but it goes beyond laptops and desktops.  Today’s housing browser is always connected and always on the go.

Virtually all, 98 percent, of homebuyers who used a mobile device (smart phone or tablet) in their home search considered the device a valuable tool, with 46 percent asserting the tech tool as “Essential” and 52 percent stating it as “helpful”, according to a “Mobile Home Shoppers” a study from Network Communications, Inc. (NCI).

“Our research supports that homebuyers are turning to their smart phones and tablets in their search and taking action to reach real estate professionals,” says Scott Dixon, president of NCI’s Real Estate Division.

According to NCI, mobile device users do pretty much everything the last tech generation of home buyers did, and then some, when they went browsing for housing.  The new breed of home shopper plugs into GPS to locate listings and check our neighborhoods, they fire up apps to help them hone their search, and, via social media, they Care Bear-share listings, video tours and their successful home-buying experience with family, friends and acquaintances.

“Tech-savvy agents who are comfortable with methods of communication such as Twitter, Facebook, Skype, etc tend to be faster to respond to their clients needs and thus also able to alert buyers faster when new homes come on the market, which is important due to well-priced inventory moving quickly right now,” said Jonathan Benya, a real estate agent with Keller Williams of Southern Maryland.

“We’ve seen a 50 percent drop in inventory over the last 12 months, so response time is key,” Benya added.

With great power, comes great responsibility

But a suitcase full of gadgets doesn’t amount to a hill of beans if the agent can’t wield other powers, says Morales, broker/co-owner of Century 21 Scenic Bay Properties in Monterey, CA.

For example, in the third of the market that offers bargain basement prices on distressed properties, the agent must ferret out hellish conditions that can come with those properties.

“The value of the agent is not showing properties any more.  Anyone can look at a property, but you need someone to show you how to know if you can profit on the property.  Someone who can keep you out of harms way so you don’t buy a property that will give you problems in long run,” said Morales.

Mid-mannered alter ego

Oakford Taylor, a real estate agent with Long and Foster in Bear, DE says the fundamentals also still apply, especially now, more than ever, in this hurry-up-and-get-it-done world.

Having strong rapprot with an agent supercedes all else.  If the two of you can’t talk, the deal will balk.

It doesn’t matter what credentials you have.  If you don’t have interpersonal skills, people will walk away,” said Taylor, snapping his cape.

Article provided by Realtor.com.

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What to Expect From Your Buyer’s Agent

Monday, May 7th, 2012

If you’re going into the home purchase process well armed with information, you already know how important it is to use your real estate agent and not the seller’s.

If this is news to you, read on.

Real estate agents owe their clients what is known as a “fiduciary duty.”  Although it sounds like legal jargon, it simply means the agent is obligated to act in the best interests of his or her client.

What are these interests?  At their most basic, the seller’s interest is to sell the home for the most money possible while the buyer is interested in purchasing the home for the least amount of money possible.

Of course, both parties have ancillary interests such as the protection of their privacy.  The fact is, a seller’s interests and a buyer’s interests are completely different and, in fact, conflict with one another.

Let’s take a look at some of the specific interests that a real estate agent’s fiduciary duty includes.

Full Disclosure

Above and beyond the homeowner’s disclosures, the real estate agent must disclose all information he or she has that is relevant to the principal’s interests.  This includes any facts the agent may have about the value of desirability of the home and any knowledge about the other party that may affect negotiations.

An example of the duty to disclose is the seller’s agent that finds out, somehow, that the buyer is willing to pay more than what he originally offers. Since the agent has a fiduciary duty to the seller, she must disclose this fact.

Suppose the buyer’s agent knows that the seller is going through a divorce and is highly motivated to sell the home quickly.  This is valuable information for his client and must be disclosed.

Confidentiality

Hand in hand with disclosing the opposing  party’s secrets comes a duty to protect those of the principal.  If the seller’s client is motivated to sell the home because of a job transfer, yet wants this information kept from the buyer, his agent has a duty to keep the information confidential.

Absolute Obedience

Real estate agents are obligated to obey all client instructions, as long as these instructions are legal.  The seller’s agent is obligated to follow the instructions of only the seller and the buyer’s agent is obligated only to the buyer.

Loyalty

The duty of  loyalty demands that the real estate agent act solely in the best interests of the principal to the exclusion of all other interests, including his or her own.  In layperson’s terms, loyalty means that the seller’s agent must do everything he or she can to gain an advantage for the seller. The same applies to the buyer’s agent and the buyer.

While the above doesn’t include all fiduciary duties of a real estate agent, it includes those most important to the consumer.

As you can see, the seller and the buyer have competing interests, creating competing duties for their agents.  This is why, even though in many states it is legal for an agent to represent both parties in the transaction (known as dual agency), it is not wise for the agent or the consumer.

There is no shortage of real estate agents in this country.  Furthermore, the seller pays the buyer’s agent’s fees, so there is no reason not to have your own real estate agent.

What Else Should You Expect from Your Real Estate Agent?

Search for appropriate homes – If you’ve told your agent you want three bedrooms and two bathrooms and she kept showing you homes with 1 bathroom, your agent isn’t paying attention to your needs.

Help determine value – Your agent should compile a comparative market analysis for any home on which you would like to make an offer.  This helps you determine if the list price is appropriate and how much money to offer for the home.

Disclosure – Aside from the agent’s fiduciary duty to disclose what he knows about the party, he also has a duty to disclose any property defects that he has observed.

Purchase agreement – Your agent should explain to you the entire purchase agreement before asking you to sign it.  The agreement should be constructed in a manner that protects your interests and meets your needs.

Counter offer – Should the seller counter your offer or you need to amend the purchase agreement to request repairs, your agent should fully explain the process and advise you to seek legal counsel, if appropriate, to ensure your protection.

Acceptance- Once your offer is accepted your agent should offer advice about obtaining a home inspection and other inspections that may be specific to the region, remain in contact with the title company and the lender to ensure that all time limits are met, and attend the closing with you.

Real estate agents who are members of the National Association of Realtors (NAR) are the only agents allowed to call themselves Realtors. NAR has its own set of ethics that Realtors swear to uphold in addition to their statutory fiduciary duties.

Article provided by Shannon O’Brien

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What Is A Buyer’s Agent Used For?

Friday, February 10th, 2012

Q: I found a place that is online with a Realtor, but it says to contact a “Buyer’s Agent” instead of the listed Realtor.  Why? What does this mean? -Shell, Las Vegas, NV

A: Having a good buyers agent is key. They can walk you through the buying process, at no cost to you.  They will be able to be the giver of advice, schedule appointments, explain to you about neighborhoods and properties.  They will negotiate on your behalf and write up contracts for you.  It’s a great service, and it’s free.  Why not take advantage of it?  Matt Laricy is a Realtor with Americorp Real Estate in Chicago, IL.

A: The listing agent has a fiduciary duty to the seller first and foremost.  It would be in your best interest to get a Realtor (who under these circumstances would be the Buyer’s agent) to represent you.  Think about it this way, if you were getting sued, would you hire the same attorney of the person suing you? Of course not.  You need someone who will fight for your interests/rights diligently.  Alex Cortez is a Realtor with Wailea Village Properties LLC dba/Island Sotheby’s in Kihei, HI.

A: Every person is entitled to their own representation.  A buyer’s agent is an agent who works with buyers, not sellers.  The listing agent’s first responsibility is with the seller.  If you use the same agent, it is considered dual agency. In other words, that agent will represent both sides.  Some question whether an agent can represent both sides fairly.  Consider a lawyer representing both sides in a court room.  It could be a conflict of interest.  Most buyer’s agents do not cost the buyer a commission since most are paid by the seller.  Beverly Houlier is a Realtor with Hilltop Chateau Realty in San Diego, CA.

A: You are not required to use the listing agent to see any house. It is almost always to your advantage and will almost never cost you anything to have your own agent.  This is a buyers agent.  It is a form of representation-any agent can act as one.  To take it a step further, you could look for an exclusive  buyers agent.  They specialize in buyers and do not represent sellers at all.  Linda Walters is a Realtor with Sage Realty LLC in Wayne, PA.

A: A buyers agent also called “selling agent” is a real estate agent that shows homes and matches buyers to homes.  They work hand-in-hand with “listing agents” who have a contract with a person or banks to list their property on the market.  So, if a property is on the market in NV for $100,000 usually the total commission the realtors would receive would be 6% (3% goes to the listing agent for listing it on the MLS, 3% goes to buyers agent for finding a buyer to buy-you).  In my book REO BOOM I discuss the difference between a “listing agent” and a “buyers agent” and how the listing agents control some of the best deals in the marketplace.  Aram Shah is a Realtor with Florida Capital Realty in Doral, FL.

A: A buyers agent works only for the buyer. That means the agent cannot show you any of their own company’s listings.  A dual agent is able to show ALL listings.  I suggest you interview a couple of different Realtors who are FULL TIME in the business and go with the one who you think is a good fit.  Maria Picardi-Kenyon is a Realtor with Re/Max Tri County Realtors in Hamilton, NL.

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Welcome to The Littleton Group

Thursday, June 9th, 2011

  Welcome to The Littleton Group, an experienced & dedicated group of real estate specialists in Clarksville, Tennessee serving all of your Clarksville-Ft. Campbell real estate needs!

  Real Estate is our full time job.  We know the Clarksville Real Estate market and we know the community.  Let us put our experience and expertise to work for you as you search for that special home in Clarksville and the surrounding areas.

  We have extensive experience in working with relocation companies and have worked with just about all of Clarksville’s major employers.  We are always delighted to work with the many military families coming into Ft. Campbell whether they choose to located near Post, in St. Bethlehem, Sango, Woodlawn or out in the country.

  No two families’ needs are identical.  Some prefer new construction; others want a more established neighborhood.  Some prefer homes with basements while some want homes with no steps at all.  Whether it’s luxury homes, investment property, waterfront homes, rural property, building lots, a place for horses, commercial property or anything else in the Clarksville real estate market, we can represent you with unequaled service.  We are licensed in both TN and Kentucky.  The Littleton Group has over 3,500 closed transactions in a variety of categories and more than 40 years experience serving the clients in our area.

  Our group has a variety of backgrounds including education, counseling, accounting, the military and banking.  We understand your needs and can provide real estate guidance and insight to help you match your housing priorities to the best available properties.

   We can explain financing options and help you secure the best loan rates available.  At The Littleton Group you can expect sound advice and we gladly arrange personal contacts with some of the most reputable lenders in our area.

  Clarksville, the 5th largest city in Tennessee, is a wonderful place to live, work, and raise a family.  It is also rated as one of the best retirement areas in the U.S. with fantastic outdoor recreation opportunities (including world class fishing), a quality university with graduate-post graduate programs, and an expanding industrial base; it’s easy to see why Clarksville continues to be one of the fastest growing cities in the entire Southeast.

   Clarksville is our home; real estate is our business.  Let us show you why we are sold on Clarksville.

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How do I pick the right realtor?

Friday, April 1st, 2011

  Picking a realtor is a lot like choosing a doctor.  You want someone with whom you’re comfortable, someone in whom you have confidence, someone who has the time to devote to you and your particular need, and someone who knows what he/she is doing.

  I know an insurance executive who has been at the top of his profession for over 40 years.  When I asked a friend what made him so successful, I was told that this guy makes every client feel special.  No matter the size of the policy you are buying, he makes you feel like that’s the most important policy he’s sold all year.  It should be the same with your realtor.

  Honesty is the top of my list.  Your agent has to put your housing needs way ahead of his/her commission.  Too often buyers’ “eyes are bigger than their stomachs” (or budgets) and they strain out every possible nickel they can spend to get the house they want.  At that point they become a slave to a house payment.  An honest realtor will advise their client to have some room in their budget to take care of those unexpected bills that may come along.

  There’s an old saying that past performance is no guarantee of future success.  That’s true. However, it’s still the best measuring stick you have.  If a realtor has lots of satisfied past clients, that’s a pretty good indicator he/she is doing something right.  By the way, it is perfectly okay to ask for past client references.  Or ask a friend or co-worker.  Bad news travels fast.  If the realtor you are thinking about has a questionable history in  representing clients, chances are the word will filter back to you.

  Some realtors specialize in working with buyers; others specialize in working with sellers or are “listing agents”.  Some do both.  Choose your realtor based on what you need now.

  Your realtor should have a good working knowledge of the various types of financing available, school zones, the neighborhoods that have the size and price home you want, re-sale potential, and should be able to help you see potential problem issues with a particular house if they are evident.

  Last thing.  Your realtor should hang in there with you from the beginning of the process on through the closing.  Remember, that’s what they do every day for a living.  They are your most valuable resource and you are their client.

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