World class marketing. Easy to say, harder to prove.

Being a world-class marketer means understanding local and national market dynamics, crafting innovative strategies, and building strong brand presence. It's about leveraging diverse channels to engage buyers and audiences, and, staying ahead of market trends.
Anyone can just copy and paste what they did last time...

Read on for my take on it all.

So, what is world class?
Being a world-class marketer means possessing a comprehensive understanding of the current property market dynamics along with being acutely aware of home seller and buyer behavior.
It involves the ability to create and execute innovative and effective marketing strategies that not only promote a property but also establish a strong brand presence. World-class marketers are adept at leveraging various channels and platforms, including digital and traditional media, to reach a diverse audience and generate meaningful engagement.
I just don’t think that company supplied templates and ChatGPT are good enough...

Warning signs...
​Claiming World Class Marketing is really easy - I just did it there! There are a few things things to look out for to make sure that what is said, is what is going to be delivered for you.
Firstly, if the marketing presented to you is a choice between Gold, Silver, Bronze, or, Package 1 2 or 3 - then run a mile!
World class marketing is not about picking a pre mixed package. It is about crafting a custom campaign just for you and your property. What is going to generate maximum exposure?
This needs to be the case every time.

Message.
​Getting the message right is critical. We need to make sure that we communicate clearly with the target buyer. And that is different for every property.
It involves crafting a message that not only captures the essence of your property, but also resonates with the needs, desires, and values of your potential buyers.
Matching the message to where your property sits in the marketplace is essential to helping elevate it above the competition of other houses that buyers could choose from.

Method.
​Having a method to market a property is essential in ensuring a comprehensive and effective approach to attract the most amount of potential buyers for you.
It's crucial to understand that while the key components remain consistent, the method of implementation must be adaptable to highlight the best of each property and the ever-evolving market conditions.
Just like varying the technique to perfect a recipe, I make sure the method of marketing a property is flexible enough to be adjusted and fine-tuned to cater to the distinct characteristics (and preferences) of potential buyers, ensuring that the property is presented in the most appealing and compelling manner possible.
It’s all laid out for in in my ‘secret sauce’ guide...

Metrics.
​Measuring the success of your property marketing campaign is crucial for understanding the impact of our marketing and advertising efforts, and allows us to make informed decisions for future adjustments to the campaign, if we need to.
It goes far beyond merely creating an ad...
We need to embrace making data driven decisions.
It enables us to assess the performance of the campaign objectively, make informed adjustments, and ultimately achieve best result for you in the market at that time.

Final thoughts.
​Bulk calls to a list of people I don’t know, and regularly filling your letterbox up with things that you probably won’t read isn’t the way...
Becoming the McDonald’s of real estate, that’s not world class. A Big Mac is consistent the world over, but it is not the best burger you’re ever going to eat.
I really think that the best way to get new opportunities is to create the type of campaigns for my current clients that will attract future clients.
It’s all about doing work that matters, with people who care.

Would you like fries with that?

Counting Down to Christmas: Is Your Property Ready for a Quick Sale?

As the late spring ushers in a burst of new properties onto the market, an important question looms: Will these properties be sold and moved before the Christmas holidays? With the countdown to the end of the year already underway, the pressure is on for homeowners looking to make a move before the calendar turns. The decision to sell or stay has been further complicated this year by the post-election anticipation, leaving some with a narrow window to make their real estate aspirations a reality.
The clock is ticking, and with just eight weeks left until the end of the year, the urgency to act is palpable. While it may seem like there's plenty of time, the reality is quite different.

Let's break it down step by step.

First and foremost, aiming for a settlement by Friday, December 15th, will allow for a mere week to get settled in before the Christmas festivities begin. This puts the deadline for an unconditional contract at Friday, November 24th, considering a standard 10 working days or two weeks to meet any contractual conditions.

Typically, it's advisable to allow for at least three weeks on the market, which includes three weekends of open homes to attract potential buyers. Working backward from the target date, this necessitates being live and on the market no later than Monday, October 30th, just eight days from today!

With the countdown narrowing to a mere eight days, the pressure to prepare one's property for the market intensifies. This includes ensuring the property is 'market' ready, scheduling a professional photographer, and completing all necessary photos and videos to showcase the property's best features. The time crunch also leaves little room for any last-minute touch-ups or improvements that could potentially enhance the property's appeal and market value.

Indeed, the urgency to act swiftly and efficiently has never been more critical for those eager to sell their homes before the year's end. While the process may appear daunting, homeowners can take certain proactive steps to expedite the process. First and foremost, prioritising essential repairs and maintenance tasks can significantly enhance the property's overall appeal. This could involve addressing any lingering issues, such as leaky taps, chipped paint, or outdated fixtures, which might deter potential buyers.

Additionally, decluttering and staging the property can help create a welcoming and spacious atmosphere, allowing potential buyers to envision themselves living in the space. Strategically arranging furniture, incorporating tasteful decor, and ensuring a pristine presentation can significantly boost the property's marketability and appeal to a broader audience.

​It's ok, I've got you covered - get started here.

The window to sell and move into a new property before the year ends is rapidly closing. With just eight days to ensure the property is market-ready, time is of the essence.

By taking proactive measures, collaborating with experienced professionals, and streamlining the selling process, homeowners can maximize their chances of securing a successful sale before bidding farewell to 2023.

​I'm here if you need me. Cheers.

The upcoming New Zealand election, scheduled for October 14th, has left many people wondering about its potential impact on the property market. In this article, we'll delve into the insights shared by Ed McKnight, an economist at Opes Property Partners. By analyzing data from past elections and understanding historical trends, we aim to provide you with a clear perspective on what to expect in the property market leading up to and following this year's election.

Understanding the Property Market Before and After an Election:

• Pre-election Property Sales: Historically, New Zealanders tend to buy approximately 12% fewer properties before an election compared to after. This translates to a reduction of around 6% in property sales before the election.
• Post-election Property Sales: In contrast, the months following an election see a surge in property sales. Within three months after the election, there is a notable increase, and this trend continues for up to 12 months post-election. During this period, property sales can rise by 6% to 7% compared to the average.
• Timing of Property Sales: Interestingly, property sales begin to decline around 10 months before an election and continue this downward trend until election day.
• Data Source: These insights are based on data gathered from nine elections between 1993 and 2017, excluding the 2020 election due to its uniqueness in the context of the COVID-19 pandemic. Opes Property Partners - www.opespartners.co.nz

​Comparing to the 2008 Election:
In the context of past elections, the 2008 election stands out. During this time, the New Zealand economy was in recession, and property prices were falling, mirroring some of the current economic conditions.

• 12 Months Before the 2008 Election: The property market was still vibrant, with up to 30% more properties being sold compared to the average.
• Leading Up to the Election: As economic conditions worsened, property sales dipped, with up to 30% fewer properties selling than the average.
• 3 Months After the 2008 Election: Interestingly, the property market began to recover, and up to 20% more properties were sold compared to the average.

Why Fewer Properties Sell Before an Election:
The primary reason for decreased property sales before an election is the uncertainty it brings. Buying a property is a significant financial decision, and elections introduce an element of unpredictability. People tend to hesitate when they are uncertain about the direction the country might take. However, after the election results are clear, confidence typically increases, and buyers become more comfortable with the new government's policies, regardless of its political affiliation.

Property Prices:
Surprisingly, the election itself does not seem to have a significant impact on property prices. Property prices tend to increase by approximately 6% to 7% annually. Consequently, 12 months before an election, property prices are about 6% to 7% lower than the average, while 12 months after the election, prices tend to be 6% to 7% higher than the average.

Opportunities for Property Buyers and Investors:
As more buyers and investors tend to enter the market after an election, competition for properties typically intensifies during the post-election period. Therefore, if you're planning to buy a property within three to six months following the election, be prepared for increased competition. Conversely, before the election, the market might be quieter, potentially providing an opportunity to negotiate a better price or find a favorable deal.

Conclusion:
While the New Zealand election does influence property sales, it doesn't seem to have a significant impact on property prices. Understanding these trends can help buyers and investors navigate the market effectively, whether they are looking to make a purchase before or after the election. Regardless of the election outcome, the property market in New Zealand is expected to remain resilient and continue its long-term growth trajectory.

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Behind the Sold sign - 39 Maunu Estate, Maunu

Set in the privacy of Maunu Estate, this beautifully presented 269sqm 4 bedroom home had a lot of time and money spent on it to get it in optimal condition before going on the market - new decking, concrete pad in front of the house, new fences, and new cladding on the shed had the property looking its best.
Nothing was left on the table with our marketing campaign either - premium staging, property guide print ads, extensive digital and social elements, neighbourhood letter drops,regular contact with our database, and a compelling property video - all combined to maximise our buyer reach.

Within the first week, and just after the first open home a pre-auction offer was presented, and declined by the sellers.After discussing our options, the sellers agreed that we were having good interest on the property, and that the campaign would likely bring a better result in the following weeks. Two weeks later, the Auction proceeded with two keen bidders in the room.
18 bids later, the property sold for significantly more than the initial pre-auction offer.

It was my pleasure to develop and implement a comprehensive plan for this great home, and to enjoy the great result with the sellers and the new owners of this property.

​If you'd like to discuss a custom plan for your property designed around the process to get results, then let's talk.

Cheers, Paul. 

The house you’ve chosen to buy may look exactly like the home you’ve always envisioned – great neighborhood, granite countertops, plenty of room to entertain. But, there may be some hidden sins that you’re not aware of.

The few hundred dollars it will cost you to get a pre-inspection of the home can come back to you tenfold if there’s anything significantly wrong with the house. Even if there are no hidden problems, you’ll have peace of mind that’s so important during the house-buying process. During the home inspection, the inspector will examine the home thoroughly and provide you with an evaluation of the condition of the home. Even though the home inspector may not catch every issue with the home, they are experts in what they do and can recognise costly, potential problems in the future. If the inspector finds quite a few problems with the home, you can use that information to your advantage by negotiating a lower price or have it written in the contract that the owner must take care of specified repairs before the settlement date.

Not getting an inspection may be costly down the road. You could have faulty wiring that leads to a fire, a defective water heater and many more problems that could impact your future in the home. An inspection is especially critical if you’re purchasing a character home or an older home – even one that has been renovated. You may feel attached to the home because it appears to be the one you’ve always dreamed of – but don’t let that attachment make you blind to the red flags that may be costly and discouraging. 

If the section of the home you’re considering slopes toward the home, there may be drainage issues and you need to get a landscaper’s opinion. Knowing this ahead of time so you can make the proper changes can save time and money from potential flooding and water damage. 

Considering buying an older home? Be sure to hire a toxic substance inspector to detect whether the home has traces of mold, asbestos, lead or any other material that is no longer used. Those can be costly issues if not addressed.

You may love the big, old trees surrounding the home you want to purchase. But, beware of large roots and tree canopies which can damage what’s beneath it. The foundation, roof and driveway could all be at risk from the roots of trees.

It’s worth the money to inspect your home thoroughly before signing on the dotted line to make sure you are getting your dream home and not a nightmare that will cost you more in the future.

The good news is, every property that i bring to market has the LIM files from the Council, and a builders report carried out so all buyers have vital information available from day one.

As I’ve said in the past - the only surprises I enjoy are surprise parties - not surprise issues with the house that is for sale!

Cheers, Paul

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If you know your situation, have an idea of what you want for a home, and know what you need, you don't want to be the only one that knows.  Finding the right agent will help you to improve your chances of getting exactly what you want and finding the best deals that are in the market.  If you aren't sure what to look for, then you can follow a few general guidelines to find the perfect match for your needs.  

One of the easiest ways to make sure that you are getting involved with the right person is to do your research.  Most likely, agents will all have a reputation about how well their services are and what they were able to do for others. By looking into internet sources or by asking other people, you can start out to find the right person and to eliminate some potential problems with those who maybe aren't looking out for your best interests…  

You don't just have to look at agents from what others are saying.  You can also look at how they have their services set up.  The most important part of this is determining the overall level of service that you will receive. You will also want to look at credentials and how long they have worked in the area. The more that they know, the more they will be able to help you.  

If you have never had an agent before, you will want to know standard procedures for how they are supposed to approach you with the business. Make sure that the agent is going to listen to what you want and need and doesn't try to take advantage of what you don't know. You will usually be able to tell where an agent stands with your business by how they respond to your questions and needs with the first phone call, or over the first coffee.  Every agent has their own personal touch to showing and marketing homes.  If you aren't comfortable with how they are proceeding, it is best to not use them.

Whether the home is your first or fiftieth, finding the right agent to help is a huge key to walking into what you want.  It is through your agent that you will have the easiest time with making negotiations, communicating with the others involved and finding exactly what you want.  Always make sure that your agent knows that your home is where the heart is.

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Finding the right home and one that truly fits your lifestyle is one of the most important decisions you’ll make. It should fit with your lifestyle and have the right floor plan and style that you’ll love for years to come.

Size is important when considering a home. If you’ve got a large family, they probably won’t be comfortable in a small two-bedroom, but a sprawling lifestyle property may not be the best choice either unless it meets other needs – such as enough bathrooms.

Clearly, if you enjoy living in an urban area where you’re close to restaurants, shops and other amenities, you should look for a downtown home that fits your style and your needs.

Growing families may be better off in a country or suburban settings where schools and the neighbourhood are important considerations. Think about your pets too. A home with a bigger section may just suit your needs better. 

Do you like to entertain? Then, consider a floor plan that flows easily – not one chopped up so you can’t visit with your guests while in the kitchen. A deck or patio may also be important so the overflow of people have room to move around.

Consider the layout of your new home more than the décor or fancy finishes. It should flow easily from room to room and be functional for what you love to do. Don’t choose based on great carpet in the living room but look for how welcoming it will seem to guests coming from a kitchen or foyer area.

If you have trouble visualizing a floor plan that will work for you, consider hiring a design professional for guidance. Your real estate agent may also be able to point you in the right direction and help you consider things that aren’t visible to the eye, such as rates costs in different parts of Whangarei.

When considering your home purchase, consider if you’re going to be using your current furniture or buying new furniture that will better fit your floor plan. If you want to use your current furniture, be sure to measure the area to be sure it will fit.

While most of us tend to go over-the-top when it comes to purchasing a home, the price of those fancy features or location usually bring us back to earth. You know what you like, what you can live with and what are absolute deal breakers.

Happy home hunting!

​Cheers, Paul.

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As exciting as it is to move into a new home, not many people look forward to the actual moving day! Whether you are moving across town or across the country, moving is stressful. 
I’ve just recently had a few properties settle, so…
Here are some helpful tips for an easier move from expert movers, to make the big day a little more bearable.

Helpful Tips:

1. SCHEDULE YOUR MOVE WELL AHEAD OF TIME. 

Moving companies get booked up weeks in advance, so don’t wait until the last minute to schedule your move. Make sure they know ahead of time if you have any very large or heavy items to move. The last thing you want is for the movers to show up with a truck that isn’t big enough or without enough people to move your belongings safely. 

2. CONSIDER LETTING THE MOVING COMPANY PACK YOUR ITEMS.

If it’s within your budget to hire packers, it may be money well spent. Packers are usually very efficient and take time to wrap fragile items securely. Packers will usually pack you the day before your move, so you don’t have to pack items away that you may need up until the day of your move.

3. SCHEDULE SERVICES.

Don’t forget to have services and utilities transferred or started at your new home before you move in. 
These may include:
Power
Water
Internet/TV/Phone
Gas
Green care service - gardens, lawns etc
Pool service
Security system monitoring

4. HAVE YOUR NEW HOME PROFESSIONALLY CLEANED. 

If your seller is not arranging for cleaning to be done prior to settlement, arrange to have it done before you move in so that you won’t arrive to a dirty house. Not necessarily ‘dirty’ but peoples definition of ‘clean’ can vary greatly… 

5. PACK A MOVING SUPPLY BOX. 

Your moving supply box/bag should contain items you may need while you are unpacking and getting settled in your new home, such as:
Toilet paper
Paper towels
Sponge
All-purpose cleaner and glass cleaner
Shelf liner paper
Scissors
Furniture moving pads
Tape measure
Cordless screwdriver
Hammer
Picture hanging kit
Bottled water, snacks, pet food
Paper plates, cups, and disposable utensils
Dish Soap and Hand Soap


6. MAKE YOUR BED. 

As soon as your bed frames and mattresses come off the truck, put them together or have the movers put them together, and make them up. Pack your sheets, blankets, and pillows together in well-marked boxes so you can find them easily. When you are ready to collapse at the end of moving day, you’ll be thankful the beds are made up and ready to fall into.

7. DITTO FOR YOUR TOWELS AND BATH SOAP. 

Pack bath towels and soap with your bed sheets so you can jump in the shower before retiring without having to search for towels.

8. MAKE PLANS FOR YOUR PETS. 

The last thing you need on moving day is a stressed-out pup or kitty, or worse, one that escapes in an unfamiliar neighborhood. Make plans for your pets to spend the day with family or friends, a pet sitter, or boarding facility until you are ready to introduce them to their new home.

9. SAY YES TO HELPERS.

Sometimes it’s hard to accept extra help from family or friends if you aren’t sure what they can help with. Here are some tasks you can delegate:
Lay shelf liner in the kitchen and bathroom cabinets and drawers
Unpack and put away your kitchen items (you can rearrange later!)
Babysit or keep your children occupied
Make up your beds, place towels in the bathrooms
Wipe down cabinets and counters
Break down packing boxes
Hang clothes in closets
Organize tools and equipment in the garage
Pick up lunch or dinner

10. HIRE A SITTER. 

If you have little ones, they will be very excited about their new home, new rooms, and section. They will want to be with you, but they will not be interested in unpacking boxes! Make plans for someone to be available just for them, so you can concentrate. A family member, friend or hired sitter can help them explore their new surroundings, build a box fort, or organize their toys in their new rooms without you worrying about where they are.

11. HIRE SOMEONE TO HOOK UP YOUR TECH.

Unless you love to set up your TV and wifi yourself, you might consider having an expert scheduled to come in and sort out all of your tech for you. This can save you a great deal of time getting settled. Just before you finish your first day, it’s so good to know that you can sit down before jumping into your bed and relax with a bit of Netflix or on the web. I don’t know about you, but this sort of stuff always takes me way longer than i think it will! Get in a tech expert to just get it all done for you.

12. CHECK OUT OF THE OLD HOUSE. 

Prior to settlement, you should have submitted a change of address form with the post office. You’ll also need to remember to leave all keys and garage door or gate openers with your agent, and make sure the movers don’t pack up things like heat pump remote controls or other loose items that stay with the house. Don’t forget to clean out spaces like the roof space, garden sheds, crawl spaces, or any other hideaway spaces you might have stored items. It’s always nice to have the home professionally cleaned for the new owners, and, if you feel inclined, leave a list of recommended local suppliers for household services.


That is a reasonably comprehensive list, although it’s a big day and somewhat stressful - when working with me on the sale of your home, I aim to make the rest of it work out for you in the best way possible!

Let’s talk. Cheers. Paul

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