Zestimate Goes Haywire!

What do you do if your Zestimate goes Haywire? Or drops by over $150k? You reach into the darkness for answers…

Zestimate

Screen Shot 2016-03-09 at 6.30.19 PM

Zestimates are an interesting curiosity for me. Not because this is emerging technology and I’m a stuffy, set-in-my-ways, old school real estate guy with 20+ years in the business. I would offer that my curiosity is precisely the opposite.  I graduated college with a degree in civil engineering, took 5 semesters of calculus and played with algorithms a LOT. I have written software packages that performed automated calculations. I embrace models that show trends. I LOVE statistics! My caution here is that even the best algorithm is still just that… a formula. A formula that needs data. A formula that produces results that need human interpretation and context.

Zestimate can’t pick up on renovations

We recently listed a great house in a desirable zip code in Sandy Springs, GA. The graph above captured with a screen shot on 2016-03-09 at 6.30.19 PM showed this home’s Zestimate running at about $620,000 when we put the home on the market.  The owners spent a year in 2007 totally renovating and expanding this home. They also put in a Pebbletec saltwater pool. If you look at the 2007-2008 part of the graph, it shows a steady decline in the Zestimate but generally correlates with overall market forces. It’s ok though, it’s not really reasonable to expect Zillow to pick up on the renovation. How could they have known, right? No harm – no foul.

Listed the Property and the Zestimate goes Haywire

When we listed the property, it founds its way onto Zillow through the local MLS syndication data feed. Just like all of our other listings. The online data was fairly correct – the only thing missing was the full bath added during the renovation. Everything seemed fine. And then, the algorithm went haywire. In days immediately following the listing being posted, the Zestimate mysteriously – AND RAPIDLY – plummeted over $150,000!

Zestimate Goes Haywire

Revisionist History

Now, compare the graph above with this one captured 3 days later. LOOK AT THE DARK BLUE LINE. What the heck? Same house, same algorithm, now has a different Zestimate history dating back to before 2007?!?!? If today was your first visit to this house on Zillow, you would never know the difference. To me, that is scary.

Zestimate

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If it is online, it must be true! Clearly – not

Our recent experience described above serves as a reminder to all of us as we gather information online. Be careful! Each source has an agenda. Zillow’s agenda is to capture leads so they can rent zip codes to real estate agents by making the agents pop up in a side banner as “Premier Agents”. My agenda is to sell houses.  And that only happens when both the buyer and the seller believe a fair deal has been reached. If a buyer is unknowingly using bad data, they could very well miss out on a great house by drawing incorrect conclusions. Buying a house is a BIG purchase! Get some savvy guidance from a human being with local real estate experience and expertise.

Have Questions?

Email me at michael@bunchrealestategroup.com

We Need Your Recommendation!

As you might imagine, our industry is HIGHLY competitive!

We Need Your RecommendationYour recommendation would really help us out 🙂  As consumers, we use online reviews for everything these days and real estate is no exception. People want fresh proof that others are pleased with the services they are considering. That is why we need your recommendation and the Zillow online reviews are one of the most popular places for consumers to look. On behalf of all of us at The Bunch Real Estate Group, I would like to say a HUGE Thanks in advance!

The Process is Easy ( PLUS there is a reward just for submitting a review)

Just Click on the image below to get started. And yes, 5 stars is always the best answer. However, we are all suspicious and a bit cynical when it comes to reviews. So please just be truthful and tell your story in your own words.  [See some of our past reviews]

Review Us on Zillow

Why offer a reward?

You have to prove you are a human being to submit a review and that takes a couple of steps at the end to create an account (unless you are a Zillow frequent flyer with a username and password already). So, to motivate you to get you over this minor inconvenience we would like to treat you to a coffee break to rest up after your writing labors. As soon as your review is cleared and posted, we will dash to the post office and happily drop your gift card in the mail!!

Oh, and they will make you promise to be nice… (yes, Zillow does screen these before they hit the world wide web)

Review Us on Zillow

Thank you again!

Living in Chastain Park

Living in Chastain Park is an experience that is hard to describe. And yet, it’s a neighborhood people rarely want to move out of and here are some reasons why…

Chastain Park

North Fulton Golf Course

Chastain Park as a neighborhood is a collection of around 1500 homes that surround the park. The park holds a wide range of amenities with the North Fulton public golf course being the largest landmark in the middle. As you can see in the map below, Chastain Park is located inside the I-285 “perimeter” interstate loop just north of Buckhead.

Chastain Park

Want a bird’s eye perspective? Click on the photo below

Chastain Park Bird's Eye View


Real Estate:

Single family home prices in 2015 ranged from $425,000 up to $8,900,000 with the average sale price in Chastain Park currently running around $1.1M. To put that in perspective, the figure below shows the Median Home Sale Prices in each MLS area in the Metro Atlanta marketplace. Chastain Park straddles the boundary of Areas 21 & 132 (dark green in the figure below). Here is a quick link to view the homes currently listed for sale in Chastain Park.

If you have a Pinterest account, you can view sample home styles and neighborhood photos on our Chastain Park Pinterest Board.

Chastain Park


Amenities:

Chastain Park has one of the most diverse mixture of amenities of an park in the Atlanta. Below are photos of some of the primary venues.

Chastain Park

Chastain Park has wonderful wide concrete walking pathways around the perimeter.

Thanks to the Atlanta PATH foundation, concrete pathways were constructed around Chastain Park and today they are enjoyed by residents and visitors alike.

Chastain Park PATH

Chastain Park Trail Map

Click map above for more info on The PATH Foundation

For more information and a trail map, click here. There are multiple loops winding around the park venues and mileages are marked for those with distance walking goals. Public parking is limited to the north part of the park and can be found primarily along West Wieuca Rd and in parking lots by the Chastain Horse Park.

The path is widely used at all times of the day with the flattest sections being along West Wieuca Dr and Lake Forrest Drive. The topography is rolling along Powers Ferry Rd on the left (western) side and there really are just a couple of steep sections.

The Chastain Park outdoor amphitheater hosts a wonderful blend of artists during the summer concert events. Check out the concert line up!

One of the most magical parts of attending a concert at Chastain Park is the picnic atmosphere. Pack as much as you want to haul and make it as fancy as you want. For most concerts there are reserved seating tables for six down front. It is very common to see candles, silverware, wine glasses and gourmet dishes as patrons unwind under the stars.

Living in Chastain Park

The ballfields host baseball and fastpitch softball teams in the spring and then convert over for football and baseball teams in the fall.

The ballfields and gym are managed by the Northside Youth Organization (NYO) which has provided team sport experiences for countless young people over the years. Click on the link above to check out all of the sports opportunities available at the park!

Living in Chastain Park

The Chastain Park Gym

Chastain Park Gym

The Chastain Park pool is operated through a public/private partnership with the Chastain Park Athletic Club.

It is also home to the 2014 ASA Champions Chastain Park Tidal Waves! As a public facility, residents of Atlanta can swim for FREE during certain hours daily.  Click here for full details and hours of operation.

Chastain Park Pool

Chastain Park Tennis Center

The Chastain Park Tennis Center features 9 hard surface lighted courts and is home to some 40 USTA & ALTA teams. Activities through Universal Tennis Academy are going on constantly thru Chastain’s MeetUp app.

Chastain Park Tennis Center

Chastain Horse Park

As one of the premiere equestrian facilities in the area, the Chastain Horse Park provides riding lessons and boarding along with therapeutic riding programs. The facility also provides event space for lease and pony parties for birthdays.

Chastain Horse Park

The Chastain Park Playground

The Chastain Park playground is nestled under the big oak trees between West Wieuca and Park Drive.

Chastain Park Playground

planned expansion is underway to more than double the size of the current footprint and add bathrooms.Play Chastain

Chastain Arts Center

The Chastain Arts Center provides a wide range programs, camps and exhibits available to the general public.

Chastain Arts Center

Another park venue is American Legion Post 140 which is tucked in the south corner of Chastain Park overlooking the path.  It is also available to rent for parties.

American Legion Post 140

If you or someone you know is considering a move to Chastain Park, contact us today.  We are working daily remain the local expert real estate expert and the best resource for Buyers and Sellers in the Chastain Park neighborhood.

Email us at michael@bunchrealestategroup.com

Visit Us at ChastainPark.info

Follow us on: Pinterest and Facebook.

 

What to Expect – Home Automation & Theaters

Looking for simplicity in the midst of luxury? The answer probably includes some level of  Home Automation

Home Automation

Automation in your home can start with your thermostat. But it goes WAY further than that. Many times, home automation projects start with a Home Theater because the addition of the theater brings an added layer of complexity. Today’s automation systems can integrate the home theater components, audio playlists, TV channels, interior and exterior lighting, security cameras, HVAC systems and even appliances.

Home Automation

We met recently with the folks at Atlanta Home Theater to tour their state-of-the-art demo facility and talk about possibilities and stretching the imagination. They can definitely help you do that! The photo below is “The Castle” where you can see full-scale home theater models.

Home Automation

The consultants at Atlanta Home Theater are wizards at pulling all of this gear together for an integrated solution with a simple controls. In fact, the word has gotten around so well that they stay busy without really doing any advertising. They are not just selling gear – they are managing the project to maximize the homeowner’s enjoyment. Fancy toys are nothing but a major frustration if they are not reliable and easy to operate. What impressed me most though was their philosophy towards expandable automation and their commitment to total client satisfaction.

Luxury and No-Hassle

Luxury Home Automation strategies typically start with main control panel and the top two brands are Crestron or Control 4. Each brand has its strength your best bet is to test drive them with an expert who can put them through their paces. These are flexible and expandable systems but no two are ever exactly alike. No two home theaters are ever alike either because they involve blending of technology and aesthetics. Each homeowner has a vision of what they want because it will become an expression of who they are. For some, the goal is to provide a really cool teen hangout. For others, it is a place to relax and be entertained. The thing about home automation (once you know the possibilities) is that it can be addictive. Convenience is King!

Do-it-Yourself

There are probably some great DIY options on the market. I am just not passionate enough about it to research it. “A man has got to know his limitations.”  I would much rather get expert advice and coaching. The whole point to automation for me is to make life easier. I am not looking for a hobby – I would rather just go sell another house and pay for it.

Philosophy

Generally people fall into one of two categories when it comes to home improvements. Hire it or Do it.

We believe in hiring specialists. That is how we approach real estate as well. The Bunch Real Estate Group was founded to serve busy people who have demanding jobs and want great service when buying and/or selling a home. We do this by having a team of specialists to cover the bases. As a result, we are able to give advice, make recommendations, communicate constantly, treat people honestly and bust it to make sure our clients are satisfied. That goes for the people at Atlanta Home Theater as well.

Looking for Turn-key?

The consultants at Atlanta Home Theater specialize in making your vision come to life so if you need it all pulled together, they can manage it all. They have sub-contractors who can finish the basement space if you need it. Or they can work with your contractor.

Is a Golf Simulator part of the equation? No problem!

Golf Simulator

Top 5 Keys to Awesome Home-For-Sale Photos

Here are our Top 5 Keys to Awesome Home-For-Sale Photos

When your home is for sale, you get about 2 seconds to grab an online Buyer’s interest with your lead photo. I cannot over emphasize the importance of high quality professional photography. Your lead photo needs to tell a story! When you are selling your house, you basically enter a beauty contest. The goal is to stand out and capture the buyer’s eye. Yet, we continue to see uninspiring lead photos.   This is a speed round where you have to stand out from the other houses being sifted through.  Beyond that, you will only keep the person’s interest if your photos are REALLY good – or really bad (there are websites for this).

1. Make Sure you have Blue Skies in the Background

If a picture is worth a 1000 words then blue skies double that. Stalk your house for the best time of day for the exterior photos and make sure you plan WELL AHEAD to get shots with crisp blue skies. Don’t let the weather leave you in the grey.

159 Interlochen Dr_Michael Bunch-25 copy

On the other hand, cloudy days are the best for the interior shots because the light from the windows is easier to manage. You can still get good shots like the one below but you really have to work at it to keep the shadow distractions to a minimum.

1180 East Beechwood Dr_Michael Bunch-20

2. Conquer the Lighting

One of this biggest challenges and the biggest secret weapons with Home For Sale Photos is lighting. Managing the windows and utilizing dramatic interior lighting can make or break the photos.  The first photo below shows what happens when the equipment can’t manage competing light sources.

Family Room 1 copy

Lighting can be affected by the home’s furnishings as well. This is when experience and professional equipment makes all the difference! The darker areas in the photo above force the viewer to have to concentrate to figure out what going on in the photo. The photo below shows how crisp balanced lighting can be. Photos with balanced lighting make the viewer’s brain go “ahhh”. You can feel the difference.

4680 Paran Valley_Michael Bunch-24_

3. Manage the Hue

Awesome Home-For-Sale Photos have true colors. Amateur photos can take on the hue of the decor and finish materials.  We actually see professional photos with overly yellow and blue hues. There are several photo apps available that will allow you to adjust the hue and modify the photos. Go for the truest color you can get!

Master Bath 3 copy

The photo above feels tinted with green when compared to the photo below. This is probably a result of trying to work around a low light situation. When your house’s appeal (and Sale Price) hang in the balance, you really need cool crisp true colors in your photos! Otherwise, you may seem dull against the competition.

4680 Paran Valley_Michael Bunch-37_

4. Get the Angle

Head on photos rarely do justice to the room and the Dining Room photo below is no exception. Views on an angle almost always look better and convey a sense of lifestyle and story. The photo below seems like just a room.

Head On

Here is a photo from the same house on the same day showing how getting the right angle can tell multiple stories about the room and its relationship to the adjacent areas in the house. You actually see the Dining Room, Kitchen, Hallway, Main Stairs and Foyer – all from one photo.

6020 Providence Lane_16

5. Make sure the photos are in focus

You would think that this would be obvious. And yet, we see listing photos all the time that are not in focus. Interestingly, not being able to manage the light affects focus and hue too. Here is another area where you don’t want the viewer to have to work to work for it. The focus can easily shift to the photo and the incompetency of the listing agent rather than the wonderful features of the house. When photos are fuzzy and poorly lit it lowers the energy for the whole experience.

MasterNow

As a contrast, the photo below is in focus so that the focus can be on the feeling of the room – not the feeling of the photo.

Bedroom 4

Want more information? Email us today and we will be in touch very soon. michael@BunchRealEstateGroup.com

 

What to Expect as a Buyer

Welcome to our What to Expect as a Buyer page!

What to Expect

Even though the fee for Buyer Agent services is paid by the Seller, make sure you get the best service experience available! Buyer Clients of The Bunch Real Estate Group enjoy access to some amazing real estate coaching throughout the process. The steps below provide a quick overview of our “What to Expect” library for Buyers:

  1. Buyer Representation and The Form
  2. Access to our Team
  3. Rules of the Road
  4. How Much Money do You Need?
  5. Getting a Loan
  6. Analyzing Your Needs and Goals
  7. Setting up Your Home Search Radar
  8. Avoiding Resale Issues
  9. Short Sales
  10. Touring Homes
  11. Research and Pricing
  12. Preparing the Offer
  13. Negotiating
  14. Going Under Contract / Important Deadlines
  15. Due Diligence / Homes Inspections
  16. Dealing with Needed Repairs
  17. The Appraisal
  18. Final Loan Approval
  19. The Walk Through
  20. The Loan Package
  21. Reviewing the HUD-1 Closing Statement
  22. Wiring the Funds to Close
  23. Closing Day
  24. Filing for Your Homestead Exemption

What to Expect as a Seller

Welcome to our What to Expect as a Seller page.

What to Expect

Selling clients of The Bunch Real Estate Group enjoy access to some amazing real estate coaching throughout the entire process in addition to our What to Expect library shown below.

Our Pledge

Commited to QualityWe pledge to provide you with excellent service in the preparation, marketing and sale of your property. We will use the highest degree of professionalism when representing you and your property. Your total satisfaction is important to us.  Should you ever have any concerns or questions, please let us know as soon as possible so that we can work to resolve the issue together.  Please keep in mind, YOU are always in control when you work with us. Our Listing Agreement is not meant to confine you in a relationship that is not working but rather to simply provide a reasonable time window for us to aggressively market your property AND answer the crucial question as to what qualified buyers are willing to pay for it in today’s market.  If at some point you feel we are not the right partner for you in this mission, our Listing Agreement gives you the ability to unconditionally cancel at anytime prior to your property going Under Contract.

Before Your House is Listed

  1. Our Team
  2. Who is on Duty and When
  3. The Listing Agreement
  4. Continuous Price Watching
  5. Two-way Staging
  6. De-Cluttering
  7. Assist with Contractors
  8. Generate Floorplans
  9. Pre-Lising Appraisal (As Needed)
  10. Disclosure Forms to Reduce Liability
  11. Property Strengths Assessment
  12. Professional Photography
  13. Order Yard Signage
  14. Customize Marketing Plan
  15. Establish Showing Protocol
  16. Order FREE Home Warranty Coverage (If Available)
  17. Pricing and Resale Factors
  18. Set up the Seller weekly conference call schedule

Being On the Market for Sale

  1. Day One – Input into Listing Services
  2. Showing Feedback and Agent Interviews
  3. Create Slide Show and Feed into Social Media
  4. Week One – Listing Syndication
  5. Add to Luxury Websites
  6. Agent Caravan
  7. Week Two – Preview Nearby Competing Properties
  8. Open House for the Public
  9. Prospect for Buyers

Going Under Contract

  1. Negotiating the Offer(s)
  2. Screening the Buyer’s Lender
  3. Enforcing Deadlines
  4. Managing Due Diligence
  5. Assisting with any needed Repairs
  6. Managing the Appraisal
  7. Reviewing Final Closing Numbers
  8. Closing Day

Celebrating

  • This happens when the check clears or wire transfer arrives in your account.

What to Expect – Home Warranty Coverage

What to Expect – Home Warranty Coverage

Home Warranty Coverage

We typically use Home Warranty of America for our Buyers and Sellers because they offer 13 months of coverage versus the typical 12 for a competitive price. Many buyers want the protection in their first year to hedge when cash is tight. We even get Listing coverage for our sellers when they are on the market for sale because that protection is offered for FREE. Below is a video explaining home warranties. Want to know about specific HWA coverage in Georgia?

The question usually is: How old are your systems and which one(s) do you think you really need coverage for? Bottom line for me is this: Home Warranty coverage is a cheap safety net in real estate transactions but I would not want to have to really rely on it for a repair down the road. The fine print in home warranty agreements can frustrate you – usually at a time when you are already dealing with something unpleasant. After the home purchase, I prefer to take my chances with my contractors – knowing I will get the straight story and a reasonable price to fix it.

What to Expect – Showings and Feedback

As a Seller, Here’s What to Expect – Showings and Feedback

Showings and Feedback

When you have your home on the market for sale with The Bunch Real Estate Group, we will provide a Supra Lockbox for agent showing access and control. Real Estate Agents with prospective buyer clients will contact you (as the Seller) at the number we provide in the MLS and arrange for a time to come by to show your house. Each time an agent accesses your lockbox, there will be an electronic stamp and the system will email us with the time and the agent’s contact information. Here is an example below:

Showings and Feedback

For safety and security it is important that we keep a record of every person that gains access to your house during the time it is on the market. So, if you let someone in please make sure you know who they are.  If it is a showing agent and you happen to be home, please ask them to access the lockbox anyway so we can log them in as having shown or seen your property. Professional agents should have no problem with this request. In fact, they should expect it. If there are any concerns, do not hesitate to call us immediately. Lockbox access also will be the same for other full-time service providers during the process like the buyer’s home inspector, the appraiser and the termite inspector.  Typically they have a lockbox key of their own and be able to gain access without you having to be home.

Seeking Feedback after a Showing

Showing Feedback

Listing Agents have various ways to go about obtaining feedback after a showing from a phone call to sophisticated automation. These days more and more agents are using automated email systems for collecting feedback.  Our approach is different – perhaps because when we are showing property we HATE getting automated emails with generic questions about what our clients thought about the house. If I am going to take the time to give feedback on one of our showings, I want talk to a human being that really wants to hear my feedback. Believe me, I really want to return the courtesy of giving feedback because I know how much feedback means to me when we get it on our listings. It’s just that generic questions turn me off and they give me the impression that the agent does not really care about specific feedback. Call me old school – I want to have a two-way conversation.

So, years ago we came up with a simple approach and it has been so well received that we get great feedback nearly every time! We call it our “Ain’t Too Proud to Beg” email and it goes like this:

“I could sing you that song, but I’d much rather hear from you what you thought of 123 MAIN STREET, ATLANTA, GA when you showed it! Here are some photos to jog your memory. And the home is priced at $5,000,000” (pick a number – our email works in all price ranges). It works because it makes showing agents laugh and it feels personal. It also stands out among all of the other emails they are getting.  Not to mention the fact that I am actually willing to sing that song if need be to get feedback for our clients. Below is a video if you would like to hear the professionals sing it 😉

Getting Quality Feedback

Getting quality feedback after a showing is really the goal.  Our”Ain’t Too Proud to Beg” email is just a winsome way to get the showing agent to respond to us.  Once they do, we approach showing feedback like investigative journalism.  We “interview” each showing agent we reach to thank them for showing our listing and see how we can help them with their buyer. We want to know what their buyer is looking for, how large of an area they are looking in, what is really driving their search. Ideally, the discussion will lead to helping overcome any obstacles that may be in the way of an offer.  If it looks like our listing is not a good fit, at least we know more about where our competition is.  Then we will pay special attention to any nearby sales to see if that agent shows up as the selling agent on one of the competing properties.  This kind of feedback provides crucial data so we can advise our sellers of any adjustments that need to be made along the way in order to get their house SOLD.

Agent won’t Return my Call or Email

The frustrating reality is though that No Feedback is feedback. No system works 100% of the time and ours is not immune to being ignored.  If the showing agent is super busy and our listing is not in the running, we may not get a response. If our listing is a top contender, we will probably not get a response – because they do not want to tip their hand that their client has serious interest. We will know which case we have in a couple of days.  Buyers will not be denied something they want.  If the buyer has any interest in making an offer – we will know about it in a few days.  If we have to chase them down… there is probably no use. Whining, shaming and scolding will only burn up good will and sound desperate.  We are better off leaving the door open for them to come back if their other choices do not work out.  Our approach: kill them with kindness and stay in touch. Things can change.  Another buyer could nab their first choice and they could be back 🙂

 

What to Expect – Family and Really Close Friends

What to Expect – Family and Really Close Friends can get REALLY upset if you do not use them.

What do you Mean You Listed Your House

As a parent, I developed a theory after observing lots of birthday parties – “Birthdays can bring out the worst in people.” Why, do I say that? Because I have seen some very lovable, unselfish people act like spoiled brats when they focus on themselves for the days (and perhaps weeks) surrounding their birthday. It is no fun for anyone.

Selling a house can cause a similar phenomenon. I call it “misplaced entitlement”.  We all probably know several people with a real estate license. People with real estate licenses can often develop an imaginary story in their head about why they should be the “chosen one” whenever someone they know buys or sells a house. On one level it is understandable – they are friends and want to help. As agents, we are also taught to develop relationships with everyone we know so we can be in position to help them with their real estate needs. The problem is that family members and really close friends may not be the best people to lead you through a difficult and complicated decision because they lack objectivity. They can’t be neutral.

Friends and relatives may come out of the woodwork when it comes time for you to deal with your real estate. You will have to be strong. I suggest you pick a neutral third party because you are going to need wise objective counsel. You will have enough stress just going through the transaction. But what about me – if it were my parents? I do this for a living. Well, I would want a third party even more because it would remove all chances of second guessing my motives with others involved since I have special abilities in this area. It would be worth it solely for the objectivity.

There’s an Exception to Every Rule

Work ethic and a commitment to overachieve in this situation can offset personal bias. A real estate agent would not have to be inept to cost someone tens of thousands of dollars by being off on pricing or interjecting personal emotion in the negotiations. It could just happen by accident. When I am in this position, I am high alert and we just make sure our clients get the best service even if it takes extra time and money.

My caution with this post is to make people aware that many times the hidden danger of selecting a close friend or family member is a lack of specialized local knowledge and objectivity. I definitely think you should not settle for inferior service just to do a family member or close friend a favor when it involves an asset as large as a house. Why not be generous in some other way? In real estate, the answer may very well be to select a local expert and have them pay your family member or close friend a referral fee. That way the person close to you gets paid very highly for their (limited) involvement, you get their counsel within boundaries and someone else pulls most of the load doing what they do best. This can be a Win/Win/Win!

Make the Best Decision for You

If you have family and really close friends in the real estate business, I wish you all the best with your decision on who to use. Making the choice can be tough. Hopefully, you will find a local market specialist who can give you a graceful (and defendable) path to the best advice. If you want help finding a local expert, let us help! We are interviewing top real estate agents constantly – all across the country. We may have your answer already. Just give us a call on our main number at 404-939-3202 or email us at michael@bunchrealestategroup.com and let’s discuss your needs.

You may still get rude calls and emails from offended parties. I would probably even expect it. If that is how they respond under adversity… it just confirms you made the right choice to use someone else!