Confessions of a white belt...

When was the last time you did something that truly made you nervous? Do you remember than tingly feeling in your stomach? How about the dread and tension as it filled your senses as the moment came closer?

For most of us adults, new and uncomfortable situations are few and far between. Job interviews rank up there. As we get old we tend to control our environments to the point where we learn to avoid truly new and uncomfortable situations that initiate feelings of nervousness and stress. However, to grow is to live and the best way to live is to experience new things and new ways of living and being.

Five years ago, I underwent one of these situations when I chose to join a white belt Tae Kwon-Do class at Quest Martial Arts. Puting on the pajamas for the first time and training in my bare feet was unsettling. But I made it thanks to my determination and a great group of people at Quest. This week I will earn my black belt.

This next section is a exert from my Tae Kwon-Do “confessions of a white belt” journal I wrote four years ago.

“A Commitment” by Dean Desrosiers
Sternly and with an accusative tone, he asked me to turn off my Blackberry. Red faced and slightly flustered, I complied.

I was sitting watching my son perform at his Tae Kwon-Do class and I must say, my ego told me not to like this guy-first impression. Sure, Master Dan was good looking, fit and he seemed to have an air about him (no wonder my wife chose this school, Hmmm). Hey, I wasn’t being that bad, I did have the Blackberry on vibrate after all. Just the same, I could tolerate turning the darned contraption off for at least the next 45 minutes of the class. I was to learn, without asking for one, that this black belt fellow had just taught me my first lesson.

Over the next two months, I watched and analyzed Master Dan’s actions as he taught the little dragons class. I thought to myself, “Is this guy is the real thing? When is he going to slip up and curse, break one of those tenants, blow off the cuff?” Goodness, these kids are running around the place doing circles and loops, smiling and giggling - like little kids. The chaos! Who could teach such a class? Instead, I witnessed a consistent man, a confident man who consistently rewarded the good and ignored the bad. I could tell that Master Dan had nothing to prove but I could also see that he wanted to share his gift with others, a gift that was genuine, earned with skill, achievement and integrity.

He gave his gift to nearly everyone he met. Passion, patience and a sense of humour were abundant in his little dragons class where my son attended. Well, my son's body was was there most of the time with his mind often drifting to far off places - in the middle of class. Master Dan was never phased by the children's antics or their inattention. Dan’s magnetism would infect them as they would quickly snap to attention. You could tell by Dan's smile that he truly loved every minute of their time together. To this day the gleam in Dan’s eye when he talks about children warms the soul.

I could sense that Master Dan was different. I found it. He was a champion. You can always tell the winners from the “almost” winners. He was confident and past needing to prove things to people. You could tell he took pride in the achievements of his students, a trait my father always talked about and showed. Is there a better person to help me teach my son about pride, passion, courage, growth, life, hard work and commitment? Yes, I was glad my wife had chosen this school.

For me, at this time, I was a Director of Marketing for a biotechnology company based in Vancouver. I was a successful sales and marketing consultant with clients around the world. I had launched more than 10 industry leading products and I was known across North America as a productive "go to guy" in my industry. I was living the dream. However, what dream was it? I had spent my entire adult life striving for this success yet something was missing. Perhaps I held my blackberry up to my ear for a reason. Maybe I wanted Dan to notice. Maybe I was asking for something?

To be honest, I felt as though my life and job had placed me on a treadmill. Sure, I had a dream job, dream life and who could ask for more? I was busy, busy, busy. Somewhere along the way however, I had lost my direction. I was fat. My body and brain were clogged with grease and fat. I was slow to think, self absorbed, unmotivated and losing my health week by week. Somehow, I could sense that Master Dan could see this part of me and that my "success / busy guy" mask was not working.

I had so much to give others and I so wanted to share that I had stopped giving to my family. I lost my balance. I had lost part of my spirit. The corporate world, the travel and the quest for status was wearing me down. My discomfort was growing and seeing my toes was becoming a challenge let alone actually touching them.

Was I unusual? Was I the only person that had “let himself go at 39ish”? I knew I wasn’t but I realized that this did not matter. I was half dead (at nearly 40 years old) and that I did not want my current conditioning and state to continue to define my life. The path I was traveling down needed to come to an end.

I wasn’t sure what to do or how I wanted to be, but a work-out a couple times at week at Quest Academy seemed like a smart thing to do. If this martial arts training is good enough for my son then a true and honourable man would join his son on this journey. My father always used to say, “I am not asking you to do anything that I have not already done myself”. Perhaps Master Dan could help me learn to turn off the distractions of a busy life? Help me focus on becoming a better person, a mentally and physically fit person, who, in turn will be a better person to others.


Post script: So this week I will earn my Black Belt. Looking back, I realize how far I have come. I now have a new business and new approach to life. I am still a work-a-holic but I believe now that I spend more time with people I care about. Family and fitness first and I focus on working with great clients (people, not corporations).

Home Ownership Out Performs Renting

According to the latest finding, prices in September 2010 are 14.6% lower than the peak in early 2008.  Combine all time low interest rates and owning is proving to be cheaper than renting.  A median price home of $425,000 with just 5% down realizes a mortgage pay down savings of just over %575.00 per month**.  Those savings, low prices and potential for equity are turning many savvy tenants into first time home buyers.

** With $21,250.00 down, purchase a $425,000 home instead of renting, and save $20,736.00 in mortgage pay down in just three years.

Ask me how you can buy today with 2% down, $0 down or Rent-To-Own.

Time to Buy...

Good day,


The slow summer season has seen Seller's accepting lower than asking prices and in some cases, fairly large discounts from asking prices. I saw a deal last week where a home was reduced $80k from the original asking price (from $389k). However, I do not expect these discounts to continue. Inventory of good, solid "move in" condition homes is important and these types of homes across all price ranges continue to get close to asking price.

Overall pricing that Paul and I are using, is set at between 2006 and 2007 levels. This means that you can buy a home today for just below the 2007 price (in general terms). Some homes in for even less.

Interest Rates. We are seeing rates for 5 years locked-in as low as 3.55%. If you have not gotten a "rate hold" on one of these low rates, call me today. I do not believe that we will see these rates again, should they start to rise again.

In 2007, it was common to see interest rates well over 5% for five years. If you add up the 2007 house prices with 2010 interest rates, you get a potent mixture for recovery. In fact, I am seeing some interesting "buy-up" activity where people are justifying the increase in price with lower rates (Rutland).

Therefore, I predict that buyers this fall will be getting the best deals, both on price and interest term, making the overall cost of ownership low by comparison to even 2006 and 2005 levels (based on payments).

I always have time for you, so feel free to call me for a private appointment anytime.

Regards,
Dean

Black Belt Extravaganze - April 24, 2010

April 24, 2010 (I wrote 95% of this last April and found in "unposted" in my documents folder and I just had to post it!!!!)

Black Belt Extravaganza notes from the sidelines...

Trent, Jon, Lindsey, Rick and Norit well done!

Today I witnessed a stunning event. It was the end of a long journey for some yet for all, the beginning a new journey and a new path: The achievement of Black Belt for Trent, Jon, Lindsey, Rick and Norit.

In today’s mixed martial arts crazed world where ultimate fighting, kung fu, ju jitsu, wrestling and every manner of “fighting” technique has become the topic rigor for young and old alike, there remains, largely behind the scenes and out of the spot light, martial arts schools, instructors and students enduring to achieve black belt as a path to mental and physical health. Day in and day out, students collect and are guided by their instructors through the multitude of steps, tests, techniques, patterns, meanings that challenge the mental and physical capacity of all.

For Trent, Jon, Lindsey, Rick and Norit, their day was today and what a day it was. Prior to their black belt extravaganza they have accomplished the following.

-have trained a minimum of 350 and up to 700 hours of instructional time.
-have performed 27 informal stripe gradings and 8 formal belt gradings.
-wrote a graded thesis about understanding the true meaning of the art and science of Tae Kwon Do and;
-performed 50 random acts of kindness in the past week.

This is what the brochure says and completion of this list is no easy task.

What is missing from this description are the hundreds upon hundreds of push ups, sit ups, kicks, punches, steps taken while running, jumping, hand shaking fellow students and perhaps most important, bows to the master instructor and to senior and fellow students. Also missing is the recognition, praise and support required (and given) by fellow students and instructors along the way to achievement.

Unlike the glamour and glitz of the mixed martial arts fighting world, many martial arts schools  teach respect, integrity and honour along with the ability to fight, defend ones self and to perform the physical tasks with skill and accuracy. Of course, many of today’s top performing mixed martial arts athletes practice a high level of respect, integrity and honour, the fact remains that the prize is awarded to the winner of the fight, not the most honourable. And certainly, this is the way it should be but isn’t it a bonus when the champion and the winner also embodies the high standard of respect, integrity and honour?

So today, on this grand day, the champions are those not only identified by their skill but also their  high standard to respect and integrity. For the audience, fellow students and training partners each pattern, technique, punch and kick embodies much more than a physical movement. Each action symbolizes the culmination of years of practice and training. Each action witnessed is a celebration of their achievement and a reaffirmation of their attainment of Blackbelt.

Trent’s knowledge of the meanings and curriculum is outstanding and his defense against two attacking black belts was just excellent. Jon makes the patterns come alive with his crisp kicks and powerful yet graceful punches. Lindsey’s speed and accuracy is a marvel to watch and she seems to elevate her game when attacked by two men during her self-defense demonstration. Rick’s all round skill is evident but it is his accuracy during his patterns and his board breaking that strengthens his martial arts presence. And Norit’s grace and accuracy are just wonderful to witness. It is easy to imagine her turning kick knocking off the tallest opponent before he or she knew what hit them.

I am truly humbled by the display of skill at Quest’s Academy’s Black Belt Extravaganza. They say that no one climbs the big mountain alone but today is their day to stand atop and survey what they have accomplished. For tomorrow is another day and I know that Trent, Jon, Lindsey, Rick and Norit have already set new goals and new sights for their continued journey forward.

Dean Desrosiers

Using RRSP's to get into your home

First time home buyers can use RRSP's to buy!   Visit .http://ww.cra-arc.gc.ca/ for more information.

Buyers' Market Deepens

Sellers need to concern themselves with the slower pace of sales. June 2009 versus June 2010 shows a 21% decrease.  And, last year was not the best year for real estate in the Okanagan.

While overall sales are up 15% since 2009, we need to look deeper to find out what is happening.  What you don't see from these simple statistics is that buyers are purchasing higher priced homes.  Sales of homes over $600K have nearly doubled since June 2009 (85 in 2009 and 145 in 2010).  Sales of homes under $360k remain flat.

If you factor in low interest rates and local economic factors, it appears that people with equity and solid income are moving, while first time buyers and entry level home buyers remain hesitant.

Town homes have been strong in certain regions and the residential home market is very competitive across all regions.  Lot sales have not bounced back and perhaps the HST issue has held up this area - to me, pricing is the big issue.  Apartments are becoming good buys in certain areas but caution is always warranted considering the data.

However, I believe that this market is rewarding.  It will reward sellers with the guts to price aggressively and it will reward buyers who research and purchase with knowledge. 

Whether you are buying or selling, you should act out of knowledge and a plan.  Because, often the best real estate choices are made while others are sitting on the sidelines afraid to act.  Moving up or in or buying investment, now is a good time to be looking!

Mistakes Buyers Make... Part 1

Let me start with a qualifier. I have owned Real Estate in Vancouver (Delta), Kelowna and Toronto and prior to becoming a Realtor, I always used a Realtor to help me buy and sell my real estate. However, like many people, I found the fees and commissions expensive. To my success, I worked with great Realtors. Each and everyone was top of their field and they gave me service beyond the fees I paid them. Sadly, I only realized this last fact after I became a Realtor myself.


Because I used a Realtor (and experienced ones at that) I was spared many of the common mistakes that I see buyers make. I did not make any big mistakes. I dodged bullets I did not even know existed. My Realtors kept me safe and their guidance kept me on a path to success. Today, I own a modest home with a modest mortgage and I am in process of buying revenue property. My home has been my most solid wealth vehicle.

So, when I look to helping people understand the "mistakes buyers make" I do so partly from personal experience but mostly because I deal with the ramifications of buying mistakes on a regular basis. I deal often with sellers who are in a difficult situation, because they made a "bad buy".

Mistake Number 1 - Buying any property without the use of a local, skilled and committed Realtor.

Please notice the use of the words "any" and "local". I see people in trouble each and every week and it often goes back to a buying mistake - not a selling one.

"Any" property means new construction, land, strata's, for sale by owners and of course residential resale properties. Also, "local" refers to someone who knows the area and can anticipate and spot red flags during the buying process.

I live 25 minutes from Vernon where my family owns property yet I refer my family to a local REMAX Realtor in Vernon. Sure, I could list the property and help them buy in Vernon but, I believe that the local knowledge of a colleague will better serve my family. I know Kelowna, Lake Country, West Kelowna and Peachland like the back of my hand - not Vernon.

Think of it this way, if your profession is say a plumber, teacher or welder and you have 5 years of experience, would you hand me a wrench, chalk or welding rod and let me go at your latest project? Would I be able to move into your shoes seamlessly and with grace and skill? The same holds true for Real Estate transactions. Sure, you live in your house and know what you want and can see the asking prices around you. However, the experience and skill regarding big and little details is missing.

I have a seller who is trying to move a two year old home. When they purchased the home they bought from a developer. The developer's sales person is not a Realtor and does not owe a fiduciary duty to the buyer. The buyer relied on the sales person's advice of "in a few years you will have no trouble making money when you sell this property". Now the buyer is a seller and the asking price of the home is $40k less than the cost to build.

What advice would a Realtor have given the buyer who is now a frustrated seller? I know what I would have done as I do this with all my buyers. I ask buyers a lot of "what if" questions. What if... you need to sell in one year, two years or more? Is this your dream home or an investment? Are you willing to sell this property for a loss? Through the building process, the buyer could have easily cut costs to bring the project into a different price range and perhaps minimized the loss.

Second, these buyers were new to Kelowna and they did not understand the pros and cons of the area. They built a great home and a good area but these homes are not very resistant to market fluctuations. They could have bought a good home in a great area and be selling for a profit instead.

For example, today it is much cheaper to buy a 1 to 3 year old home than to build a new one. So obviously, I am recommending that people buy resale homes for the simple fact that pound for pound when you look at comparable sales, the best deals are resale homes. This advice might change quickly. If lot prices drop I might just go build a new home myself.
 
Each segment in each real estate market fluctuates at a different rate than the others. New Construction makes sense when labour and land are cheaper (relatively), resale homes in older established neighbourhoods seem to be more solid buys and condo's can fluctuate wildly depending on a multitude of factors.
 
One thing remains constant, a Realtor who is looking out for you is much more valuable than you realize. You need a Realtor who can ask you important questions and one who digs deep into your needs and desires. You also need a Realtor who is not interested in making a sale just to earn a commission. Hire a Realtor who helps you make great choices today but also one who is truly interested in helping you sell this investment in the future.

Home Staging

People are always interested to know if they should stage their home before they sell.  Here are some quick tips on how to choose a home stager, from Carla Woolnough, "how to stage your own home".

You can find some useful tips on how to depersonalize your home before you put it up for sale, as well as how to stage your own home.

Waiting for the World to Change

OK, sometimes John Mayer sucks. Sometimes he doesn't. However, like all iconic singers, often, he strikes a phrase and cord that embeds into our psyche.

Today I experienced a true "waiting for the world to change" moment.

I work with buyers and sellers all the time and when we are in the middle of negotiations, I often hear people comment, "well, I am losing money because last year my house was worth $100k more". I hear buyers say, "how much will I be able to sell this property for in two years". What I find most interesting about the seller / buyer dynamic is that when offers are presented and they fail there is truly a "waiting for the world to change" view by one of the parties.

However, when a negotiation comes together and a price is agreed, both parties have Changed the World today. The price is public and forever forward the price now has influence. Buyers and Sellers will look to this price for future guidance and it will set the tone for future comparable sales.

The real estate market is made up of buyers, sellers, onlookers, outsiders, armchair experts, Realtors, Lawyers, builders and more. However, the real and only true market is that moment when a brave seller accepts a price and a brave buyer offers to pay a price accepted by the seller. The rest of us are mere bystanders. We are not the market. We are just on lookers into a "now" moment. When prices go up, Buyers look back to the price and hope to recreate it. Sellers seek to break free from it and achieve more. The pull back and forth is truly a real tension.

When it comes to pricing, what strikes me most is how we attach ourselves to the past and yet how a fearful and uncertain future can paralyze people. I see success everyday and it is wrapped in the acceptance that now, today, on paper, in front of you and after a reasonably bloodless negotiation; the price is now, the market is now and the tug and pull of the buyer and seller has created the market and created the price. And, for a period moving forward, those who accept this price and moment will create more successful sales both for Buyer and Seller. Those who are waiting for the world to change, will fail.

As every week and month goes by, I am learning that my place is in the "now" of the real estate market. I am humbled by the brave sellers and buyers who are "the market". I have been fortunate to have made reasonable sense of the market. However, I know that my track record of coaching calls will not be perfect and that my advice may falter. But as I learn to accept the "now" of the market, I can already see that my instincts are sharper and I have no fear as I have broken most attachments to the past.
Dean

Is YOUR home fit to sell?

The residential housing market is more and more competitive, therefore more and more homeowners are investing time, effort and finances before even listing their homes on the market.

Condition is one of the top 3 factors in the sale of a home, after location and price.

To determine if your home is ready for this market, you can visit the RE/MAX, fit to sell, or contact me for a copy of the video.

Insider Secrets Part 2 - Poker Face and the Moment of Truth

Ever looked a salesperson in the eye just before you were about to say yes or no to the item? Ever play poker? Sometimes it can be hard to hide your emotions - or understand someones motivation.

The simple fact remains that sales people get paid upon a sale; no sale, no pay.

My profession is similar, but the stakes are much higher. We are not dealing with TVs and shoes. We are dealing with a 1/2 million dollars or more, plus investments. At that critical moment when you look at your agent and ask, "what do you think?", have you ever asked yourself, from what place does the answer come from?

What type of advice am I getting from my Realtor? Do they need a sale? When did they last make a sale? Real Estate is an expensive profession... I wonder, is this really the best decision for me? If I screw up, how do I screw up? What other choices do I have? Does this person care about me or do they just want a sale? Do I know everything that I need to know in order to make an informed decision?

I call this stage in the buying process, the Moment of Truth. When a buyer chooses to move forward with an offer, many factors must be satisfied before pen is put to paper. Research, due diligence, financing, comparables, needs, wants and desires must all come together to push the buyer to write an offer in a positive manner.

I believe that as Realtors, we owe a duty of care to be free of all personal motives at the Moment of Truth.  I have created a business plan and method to ensure that my personal needs do not interfere with my advice.
1. Due Diligence: Prior to writing an offer, I produce a thorough information package on the subject property. This includes Solds, expireds, active listings, similar property in other locations, tax information, what the current owner paid for the property and more. This is what I give to every client before we put pen to paper.

2. Coaching - not sales. Throughout my time with clients, I use a technique called the "soft close". When looking at the features of different properties,  I will ask "how do these features compare to what you need". I also ask, "on a scale of 1-10, how does this property score?". I write down my clients answers for future reference so prior to writing an offer, we can once again visit some of the finer features of the property and how needs are being met.

3. Solid as a Rock. My business is solid and I am a consummate planner. I have 3 to 6 months of known expenses in my business account. At any given time, I am not worried about income or commissions. I believe that income will be produced through good advice and solid relationships. My business plan is based on three pillars - Client Care, Professional Conduct, Skill and Ethics and a Healthy Family. To this end, I am never pressured by a personal need to "make a deal" but rather to dispense fair and solid advice to people who need my expertise.

4. A long life. Lastly, before each and every contract is written or accepted, I ask this simple question, "So, once we have a deal based on these conditions, what's your plan in the next 5 to 10 years?". My plan is to be there. My plan is to take responsibility to help you buy and sell in the future. As such, it is in my interest to help make it a great contract because tiny mistakes today can create bigger ones tomorrow.

So, next time you are thinking of buying and selling anything important and costly, think of these four moment of truth items. We are all motivated by something and understanding where it comes from will benefit you tremendously.

Regards,
Dean

Insider Secrets of a Top Producer in Real Estate

The most common question I get is, "how is the market". I guess this is similar to asking a friend about the weather. Perhaps an answer is not needed or perhaps the person asking really wants to know. In any event, I always respond in the same polite way. "That depends on where you live and what your plans are. What are your plans?"

Let's pull apart this answer.

"That depends on where you live" - Yes, location and style of house are always the most important factors when considering the condition of the "market". During our recent down turn, there were a number of category of homes and locations that sold very well while adjacent neighbourhoods and home styles suffered. To illustrate, the Central Okanagan contains 28 unique sub-areas such as Dilworth, Lower Mission and Black Mountain etc. Multiply this by 13 distinct home styles such as bi-level, rancher, two story etc and the combination affect creates a factor of 364. With 364 combination's to choose from, buyers will flounder quickly. Part of being a good Realtor is helping buyers quickly vet style and location choices. In this regard, an effective and knowledgeable Realtor can save buyers and sellers hundreds of hours. No one likes cleaning their house and buyers don't like viewing properties that "don't fit" their needs.

"What are your plans" - Real estate sells when markets are high and low. What creates the difference is the needs, plans and desires of the buyers and sellers. Interestingly enough, some of the best decisions to buy and sell occur when markets are in "flux". It takes guts to buy when everyone else is sitting on the sidelines and often history will confirm this to be the bottom of the market. Likewise, it takes tremendous strength to sell when others are not and lately it takes guts to lower your asking price to secure an offer. However, sellers today who actually sell are rewarded with a lot of choice on the buying side.

Realtors who can truly understand your plans and goals are better able to help you make choices. There are no good or bad choices. Just actions. And, when you make choices based on good market information and with the support of a Realtor who truly understand your concerns, your chances of success increase dramatically.

Stay tuned for insider secrets part 2.
Regards, Dean

49 accepted, 39 firm contracts, 25 months and counting...

New Real Estate Agents can struggle with credibility. For many, this struggle is warranted. Many new agents turn to real estate with little or no practical experience in sales, marketing or business. Licensing requirements to become an agent can weed out some but passing the test and paying your dues does not truly qualify a person for a successful career.

I was hesitant to enter the profession. The skill, experience and habits needed to become an outstanding agent cannot be taught in the classroom and they are not learned over the Internet. I have learned that prior business experience (and success) must be combined with a good mentor(s), excellent daily habits and consistently applying fundamentals (good service habits).

25 months into my Real Estate business and I am happy to report 49 negotiated deals, 39 firm contracts (happy clients) and counting.

The average Realtor of my board produced just over 10 "deals" in 2009.

In my first full calendar year as a Realtor, I achieved REMAX's 100% club.

What strikes me hard about the "numbers" of my profession is two fold.

1. My success is based on helping very good clients make life changing choices and;

2. "just over 10 deals" a year is tremendously slow in my opinion because I believe that I have a lot more time to help out more great people! What are most of my colleagues doing?

So, I can now say that I am "better than the average Realtor" in sales production-close to twice as productive. However, my goal and plan has never been to compare myself with an average. Average does not cut it.

When you are buying or selling your most important financial asset, "better than average" is not good enough.

The ability to connect people and put deals together is the only hallmark of success in my profession. Simply put, my sales record ensures that you will receive the best possible service because;

1. I view hundreds of homes each month with real buyers.
2. I write and address contracts on a weekly basis.
3. I understand the unique ebb and flow of the market because I am also surrounded by the top Realtors at RE/MAX.
4. Because I am busy and my income regular, my advice to clients is based on their needs, not my need to secure a commission cheque.
5. I have spent millions on marketing-so you don't have to.
6. My business plan allows me to give more time to my clients, so they will notice better service and availability.

Overall, I generally deplore bragging and boasting about my success because I believe that my only job is to serve my clients. Service is not a sale, it's a daily habit. However, I am also aware that there are no excuses when homes don't sell and deals fail to come together. I believe that my clients deserve the best.

Today, I believe that I do offer the best service. My promise is to continue improving my service. I will stay busy but I will never be too busy to help you or the people you care about.
D

Remax recognized

I recently received an article which I found inspiring, as it made me feel proud to be a part of the Remax Kelowna Team.

"Remax recognized as the most trusted Real Estate Brand in Canada" as voted by readers of Readers Digest magazine.

As many of you know me, I strive to be the best Real Estate Agent that I can for my clients, and I want to ensure that I am your realtor for life. It is nice to know that the majority of Canadians trust our brand.

Is Canadian Real Estate too high?

I have recently read an article from CBC in regards to how many Canadians feel about the current state of Real Estate.

According to the poll 71% of Canadians feel that the prices of homes are too high. Which makes me wonder what people in the Okanagan feel in regards to our market?

Please feel free to take my poll on this blog, and post your comments.

Dean's thoughts

Well priced and professionally marketed houses are sellilng well.  However, price pressure (lower) remains strong.  Buyers are active in all segments based on price versus features with the exception of location.  Glenmore and North Glenmore at and around $450K is getting a lot of attention.  Overall, it remains a buyer's market with the caveat that some sellers are hanging tough on prices that I feel may be too high.  Buyer Beware!