Farms for sale in Maine, the demand is growing and for many good reasons.

First and foremost, low land values in Maine make it a sleeping giant for an attractive investment option. You get more bang for your buck. Extra farm land acreage for less price. Second, what you do buy for rich fertile soil from the lower expense, big inventory selection of agricultural land means a better crop to harvest. Good results happen from all the hard work tilling up the farm acreage. In preparing the soil for seed beds with additional soil amendments add to the growing recipe.

The plowing, drainage contour considerations field by field means cultivating, weeding and nurturing is all part of the farming exercise. No matter what you do plant that has  better odds of success in Maine.

Farming today is more apt to have good results when crop rotation stretches out to a more healthy interval that provides the soil a well deserved rest. A little R and R relaxation to fortify with ground covers that get turned back under into the soil is a very good practice if you plan to keep the farming tradion alive and well.

Want another reason why Maine gets the nod for farm land investment?

When water is not an issue like many areas of the country where it is not so lush and green, Maine gets another check mark off the list. Plenty of water is another huge plus for the agriculture producer.

Like you and I, plants and animals need unlimited amounts of clean fresh water on site. Not a river like the Colorado that Californians depend on so desperately or the wet stuff brought in by expensive piping and pumps.

When a buyer is stepping out to search for farm land for sale in Maine, their "gotta have" check list boxes all get filled in top to bottom.

Because I hear it a lot, from a real estate buyer not just after a new house to buy or build. But land in Maine for farming is for a bunch of reasons. It's because we get "back where we come from ..."  (here we go again said in a nice way...) The land buyer settling in on Maine will go on to  lament how expensive or nonexistent land is, that irrigation is needed and one more thing.

Happy Birthday to the Internet that many believe has always been around like air and water, death and taxes.

Remembering today a time before the Internet and the early years in real estate listing and selling twist and shout. As the net was born and developed into one giant spider web of hand spun connections. 

Providing information for our real estate customers.

In the early years in my small rural Maine town, the customer base was mostly local for buyers. Sure we could run a newspaper ad in a big city weekend edition real estate section bragging up a lake cottage listing for vacations, a piece of land acreage for an investment.

But like a flare it was shot up, glowed for a short time and then went dark, Expensive, hit or miss and not a constant ad message. Most of our home buyers were local because no net and you needed to be living here to use the house, to pay for the place. No telecommuting to work with an online job brought with you on the relocation move to Maine like happens today.

So our role in the early years of real estate list and sell was coming up with a value for the property. Then describe it in a few lines of copy. Next take a few images of it with black and white Poloroid self exposure film that came in a packages of eight. Unlike digital cameras, you were careful not to chew up too many wasted photos. You ran out of film and in winter development of what you snapped for a photo was a little different.

Maine is rural and a collection of mostly small towns, just little communities.

That is a big part of the attraction when anyone is considering relocation to Maine. Smaller town living is better. It removes a lot of what you don't want in your day to day. It keeps it nimble David not big and slow to move Goliath.

The moving to Maine real estate buyer wants to be a part of a vibrant community and to find ways to contribute, to give back their energy and talents. The small Maine town is what it is because of all the people that inhabit it. Not just the empty buildings or fresh air and clean water natural setting alone. You need the mix of dynamic people of all walks of life, across the board age wise.

So what size Maine small town to select? Because chances are it is going to be a small town and there are only a handful of cities in the pick a place location exercise.

Heading to Maine. Getting the space, the less red tape, the lower amount of layers of players and lots of low cost real estate listings is where a small town with under 4000 population really shines. There is less hired done and more home grown hands on that happens which makes the events, the lifestyle down to Earth.

Simple living means less hassles shuffling the paperwork forms and obtaining permits. Run away from the delays, the high cost of living foumd in an urban center. Trade it in for Maine where we paddle together down the streams, across a lake and work together running the small towns we are so proud up and personally invested. We do way way more that just pay property taxes and are not hands off in the local administration of everything that happens in the boundaries of the small Maine town.

Retirement communities in Maine, where is the best place for elderly senior housing?

I don't like to use the terms "elderly" or "senior" because to many in society they carry negative meanings. Learn more on the term coined back in 1989 about ageism. In Maine we have close to twenty five percent of the population fifty five and older.That means lots of worthwhile programs in place to cater to the aged and for those retired to help others of all ages. Maine is all about volunteering and being useful, giving back and sharing. More on the Aroostook Agency on Aging as one perfect example.

Real estate buyers definitely have an advantage relocating to the state of Maine if purchasing a home. Are you are toying with the idea of a move to Maine? Looking for low cost property listings? What area is your best fit when you do retire from your career job? When you change it up the 5-6-7-8 dance steps to make the shift from work work work to lots more leisure time?

Why pick a small Maine town for a retirement home location?

And is retirement for you gravitate into a part time job? The plan to slowly ease back away from the forty plus hours a week you are used to spending the bulk of your time at up until now?

Lots of reasons make Vacationland attractive for senior citizens, older folks no matter what stage of retirement living they Planning to do in Maine.

This blog post will discuss the topic of retirement in Maine from a relocation stand point and for someone brand new to the northern most state in New England. If experts predict you need seventy to eighty percent of what you made at work for your shift to retirement years, congratulations. You can pull that off here.

Moving from an urban area, high priced real estate market to small town rural Maine is going to be a very pleasant surprise.

Lots of money left over and many of your highest cost day to day items to pay for are sharply reduced or disappear altogether. Maine is all over the topic of low cost real estate property listings. Your Maine home is going to be bought for a song compared to what you know for prices out of state. The numbers where you live in a high cost urban setting now are three, four or more times what a Maine home will set you back to own free and clear. That's the plan right? No mortgage and simpler living in Maine?

First off, before you can settle in on where to move for a retirement property investment housing pick or to consider rental apartment options, you need to research the subject. Ever heard the expression "I'm new as being old?" The transition from full time employment  and retired from work is a serious one. Up until now each year you have had some long weekends, a few vacation weeks to try your hand at what it is might be like to be away from your real job and that's been it. Just a taste and nothing final.

You dream about relocating, moving to a small town in Maine.

Because living where you do now in a populated area is exhaustive. The pace is expensive and hectic. One of the biggest perks of rural areas of the country is the lower priced property in small Maine towns. When you have a low monthly housing payment on the mortgage you pay on your house, the need to work more than one job to pay for it goes away.

When you are relocating, moving to a small town in Maine the the cost to insure the house is less too.

The home mortgage gets retired earlier  for the "coast is clear" living debt free. No mortgage is a wonderful feeling that few get to experience who are living a nip and tuck existence in large populated areas. Where life is a blur and good luck catching your breath. To create quiet space to hear yourself think.

There is a buyer advantage obtaining affordable housing in small rural towns in Maine. Property buyers and apartment renters also enjoy a greater selection. You can own a second home or camp on the waterfront.

Here are some more benefits of living in a small Maine town.  

Low crime, less traffic means a safer and quieter place to raise a family. Retirement to stretch that monthly fixed income check is easier when the cost of living is low to the ground too. You can run home for lunch. See loved ones during the day. Getting across town to pick up a part and then return again to replace it for another that's the right size is easy with the small town life setting.

Folks are friendly, the pace is not so stressed or impersonal when you live in a small Maine community. You get involved, you are part of the local happenings when the population around you is smaller. Folks step up and pitch in and feel more a part of social fabric. You don't have to feel tense worried about personal safety when you feel surrounded by friendly folks you connect with and enjoy.

The locals are cross trained. They share their skill sets. One week working on your garage. The next helping the other cut, split, stack firewood or other chores to lighten their load. You know your neighbors in small Maine towns. Land around the next door neighbor is plentiful and space does not come at a premium. You support the local businesses and feel good about keeping whatever you buy for goods or pay for services circulating in the small hometown economy. The owner IS in the store or on the other end of the service phone line. You are not put on hold and kept on life support muzak waiting for help from a stranger at a far away call center.

Real estate listings in Maine, a couple new properties.

The inventory of real estate listings in Maine always need to be added to because properties sell. And everyone is different, their needs and preferences vary greatly. So a healthy selection across the board works best to match up a buyer with a seller who has a property for sale.

So new real estate listings in Maine, here are some of the offering that just came on the market.

Off to a good start or doomed from the beginning, the top ten reasons real estate sales don't happen.

In any transfer of property, people are involved. Their life events,  emotions, timing, current economic condition, personal health, marital relations, employment atmosphere, the local economy all can factor into the reasons a current listing becomes a sold comparable or not.

The contingencies of a real estate sale can make or break the chances of a real estate sale ever getting to a sit down or through the mails closing.

It is way easier to buy a home when you are not selling your old one. That saddles you with another house obligation and heavy mortgage debt.

What is the number reason for a property listing sale not happening? Over pricing the place.

Seller's expectation of way way too much money needed to make them agree to a sale. If the agent or broker studies the property's positive and negatives, checks the supply of anything like it on the current market competing for the same buyer. And eye balls the list of what has sold and for how much like this place in the last six months to a year. Then the what the seller should expect today for a sale price either is agreed to or rejected upfront.

If the seller gets red faced, starts to holler and screams "I'm not going to give it away", the agent or broker should back away from the listing. It won't sell. The seller does not really want to sell unless he could get above what is market value.

Some sellers will say if I can get two, three times the real value, I will think about a property sale. Even at this inflated, you got to be dreaming stage of contemplating a sale, it is not realistic. Don't list the property giving this kind of seller that it will sell. You are giving him the wrong expectation, you are wasting time and valuable resources that should be spent on listings that have a snowball's change of selling in you know where.

Maine ranches, the term used to find a home with land is farm properties.

Real estate that is used for farming purposes are very popular. Not everyone is thinking farming on the large scale either. But just like the outdoor lifestyle, the wide open space that country living provides. 

When you think ranches, I don't know about you but for me Bonanza, something with thousands of acres and herds of cattle comes to mind.

With Hoss, Little Joe, amazing mountain backdrops, wide fast moving rivers to get the cattle across on the way to market.

Because I grew up on a Maine farm, and own one that is in crop production, the term ranch was not used much growing up. Except to describe a one floor home that often comes in the basic 5-3-1 configuration of 5 rooms, 3 bedrooms, 1 bath layout. 

If local property buyers are all your have to work with, using the real estate terms your friends and neighbors weave into conversations are a smart idea.

You'll lose them if you don't pick familiar terms and native expressions. But when the Internet marketing is far reaching and out of state or out of the country, speaking the real estate language for terms your buyers, sellers use is critical. So the customer or client feels you are talking the same lingo and more importantly because real estate searches made online better include the terms being typed into the queries. 

So ranches for sale in Maine, not just the single level homes with a yard out back but the properties with acreage, with open fields and pastures. Maybe with fencing all established, with the barns, machine sheds, other farm buildings needed for housing critters, crops, agriculatural equipment that go along with the lifestyle pursuit.

I have found it better to get the word out on what each and every property is all about upfront and online.

And not to wait until the buyer actually makes it to Northern Maine to kick some tires and tour some farm property listings. 

The personal property in a real estate sale, what can go, what has to stay?

The listing for a property should spell out if the appliances stay and which ones. Including the make and model so no swap switcharoo helps make it crystal clear. And to avoid an inferior or broken appliance geting added to the sale.

If the listed price with added personal property items is not met, then none of the personal property has to stay.

What is the difference between personal property and a fixture? When you don't buy and sell real estate often, confusion can happen about what is expected but does not happen. No one should have to wonder what stays, what goes in a real estate sale. Don't leave it to a verbal list that not all the parties remember. And make sure besides spelling it all out on the purchase and sale agreement to warn family members, friends. To leave the property alone... for the seller to make sure nothing evaoporates after the ink is dry on the purchase and sale agreement spelling out the terms of the transfer.

Oil pro-ration is as important as the calculation for the real estate property taxes.

The money lost hurts whoevers pocket did not get the chunk of change. Whatever party gets left out of the reimbursement feels cheated. And when fuel oil in the tank costs are high per gallon, the need to pro-rate is a strong one when there is a considerable amount of oil left at the property for sale. Less hassle happens when there is under a quarter of a tank and the seller says close enough. Don't hassle them with the nickel and dime. But when there are two 275 or 330 gallon oil tanks and they are filled to the brim, the seller should feel the desire to get reimbursed for the fuel oil.

In our real estate list and sale experience it is better when there is not personal property that is wrestled over. When someone helps themselves to items. The appliance left behind often has issues too that adds to the tension. One electrical burner on the cook stove does not work. The freezer in the refrigerator does not do it's job to keep everything frozen. Unless new appliances, under warranty that transfers with the title to the property, broken appliances in need of repair are better to escort out of the building before they are included in a sale.

Often the focus moves far left or right of a real estate property sale and the personal property tug of war over the lawnmower, the swing set or trampoline, hot tub, whatever takes center stage. It can suck the fun out of the house sale when a buyer is excited but suddenly feets cheated because of how the personal property items are handled. Or if they are left behind because they don't work as they should.

You are eye-balling a property listing, some Maine real estate and the question comes up about flood insurance.

Do you need flood insurance or is the property in a designated flooplain? Time to bone up on the terminology!  A floodplain is a region next to the waterfront that swells and the real estate is affected from high dischanges of water.

How do you tell if a property for sale is affected by flooding, if it is in the floodplain? Check out the flood zones from the FEMA maps. More on the purpose of flood insurance and why it is needed in some cases. Homeowner's, renter's insurance do not typically cover flood damage. Flood damage is one of the most common natural disasters that can wipe out the home sweet home pretty picture.

Sure hurricanes, tornadoes, hail and winter storms can ravage a Maine house and the land around it.

But floods, the force of runaway water gaining speed and volume causes extensive damage. That unlike a freak hail storm where one exterior wall of vinyl siding needs replacement, floods can cause major soil erosion, sweeping a structure down a river to end up at a new property address. Or mold, water logged floors, furnaces under water that were not built to operate in those condition, damage from trees uprooted and slamming down on a roof all make the fix and repair from flood damage highly costly. 

Also, flooding can re-occur year after year unlike lightning strikes or a gale force windstorm repeating the toll on a property. The cost for flood insurance protection would be too high for the average home owner to carry coverage against so Uncle Sam stepped in to the picture. To provide coverage so lending institutions will write mortgages on the real estate.

More than twenty percent of flood damage clains happen to areas outside the floodplaine too. So accurate flood maps are key and being able to determine if flooding does not happen yearly, predicting when it will happen is so important. 

In my Maine real estate area of practice, the FEMA (Federal Emergency Management Agency) maps are studied when listing a waterfront property. Something on the river, bordering a pond or lake, backed up against a stream.

Learning never stops and continuing education credits to renew your Maine real estate agent or brokers license is part of professional standards.

Any real estate agent or broker wants to be up to snuff on the many facets of listing, selling property. And with dealing with the buyers and sellers, the financing, the legal end of the real estate profession too. 

So what is the deal in Maine? So many states mirror the same requirments for continuing education credits.

The state and national REALTOR groups also help create what is needed surrounding the code of ethics, the reason for the beginning of the trade association. 

In Maine, here is what is needed once you have your real estate agent or broker's license hanging on a wall somewhere.

To keep it current and to be in licensure compliance, 21 credit hours every two years are required. Of that hour amount of education, 3 credits are mandatory, 18 are elective.

Repeating the same couse in a two year period is great to sharpen your knowledge in the area, but the completed sessions don't provide credit hours you can apply to your license renewal. More from the Maine real estate commission on license renewal, the continuing education process.

The correct core courses, ethics courses are continually being updated and improved. And an agent, broker must make sure they are current on the most up to date requirement of each training session. To successfully be complete on what is needed at the time of license renewal. More on available continuing education coures for Maine real estate licensees.

A lot of the education while sitting through a live class is the table talk between sessions, the questions and answers that are part of the take away beyond just getting a slip for 3 more credit hours. The licensing fulfillment requirement is for a reason. To stay current, sharp and continue to reinvent the ever changing real estate list and sell process. 

How to avoid legal hot water, what to do and when to cover the hind end. Understanding all the options to match up the buyer with the best lending program.

A real estate agent or broker does more than shoot images, collect property listing information and upload it all to the Internet or post real estate in local publications. Like most areas of life, the real estate profession has become much more technical requiring continuing education to stay on the top of the property peddling profession. Every agent or broker is a dealer of real estate listings. How they use social media, how to make sure Fair Housing HUD standards are met... it all takes time and study to be in compliance today.

Every one has different real estate needs and what works best in a property fit changes with time.

Granny flats, she sheds, man caves are just some of the auxiliary structures added to properties we list and sell. The real estate improvements where you hang your hat is all about the quality of life right? Space that we don't have to share with others but that is ideal for a hobby or life interest pursuit. Everyone needs a big helping of that on a regular basis in their real estate surroundings right?

So granny flat, what is that?

Some call a granny flat a secondary suite. It is a revolution in the backyard. Just mention the two words, the term "granny flat".

The first thing that comes to mind for me is the Beverly Hillbillies and what that famous, feisty low to the ground granny would pick for the perfect property structure. An open porch for the rocker, a log cabin shanty space for a big wood cook stove to stir up grits, possum, gravy and chitlins. Personally I am not a big fan of pig intestines when I sit down with the knife and fork in the two hands to dine.

A granny flat is a space to create privacy and maintain independence for an elderly family member. But the structure is within eye or earshot of the primary residence where usually a younger family member lives and is available to check in on the gray or blue hair older relative who does not quite live under the same roof line.

The granny flat helps maintain the sense of living day to day on their own and preserves a person's independence.

But with under a watchful eye for peace of mind and a helping hand of a neighbor with the same DNA. A granny flat like any personal space is a spot to retreat, to say leave me be when it is time to stop the life merry-go-round and stop the world for a time. To collect your thoughts, to regain your bearings. To not be under foot but still handy. To be able to help each other out.

The sale of real estate in Maine, no one likes to wait around.

Unless they are having doubts about a sale and still getting use to the idea of letting go, moving on. More on seller's remorse because it does not just happen to buyers of property. Cold feet occurs because buying and selling property is life changing decision and highly stressful.

In most sales, the clock is ticking loudly. Some sellers understand the delays in a sale when a real estate professional takes the time to explain the causes. And suggests ways to remove the stumbling blocks keeping a real estate sale from happening. 

Here is a seller's email while waiting for a sale to happen so they can get on with their life. 

Maine waterfront properties, they have care and repair associated with them.

Protecting your investment is part of it. But being a good steward of the Maine lake, river front, pond, ocean property or whatever you border for water is the major concern. It's easier, cheaper to do the annual maintenance than the consequences from doing nothing.

Sometimes the shoreland zoning project involves retainer walls.

Real estate is a business of dealing with properties and the people that own or want to to buy one.

And in the course of conversations, emails and texts messages certain responses to questions can scare a real estate agent or broker. The longer a real estate professional is in business there are just some comments made by buyers and sellers that are bright red flags. That make an agent or broker tighten up because of past experiences. 

The last thing a buyer wants to say to an agent or broker is "I've been looking for property for seventeen years."

A buyer made that comment this week and I asked him why has it taken so long to find the right property and make the purchase? He said he had dealt with dozens of real estate agents and had a shopping bag of correspondence about properties he was sent over the years. 

He went on to say he was retired, all alone, had all the time in the World to look at property and would like to spend a week or more touring the area.His price range was low, the expectation too high for the budget. And he blamed the agents for coming up short finding him what he expected in the buy low, sell high approach to investing.

Considering more than one property listing is standard, but to filter down the list of possible best fits means some information has to be exchanged.

To weed out the ones they list as wanting to see that have negative features they specifically spelled out they did not want in whatever they purchase. 

The buyer has to let me help them develop a must have, don't want list if they don't have one. A price range always factors in because money is always an object, there is a limit to the budget to buy property in Maine. So to avoid wasting time for everyone, it is important to ask questions and from the answers help develop the best course of action in what to see, what to avoid in the real estate property listing match making. 

Property taxes on the real estate you own or just bought in Maine.

If there is anything universally agreed upon among people, it's the desire to avoid paying any more property taxes than absolutely necessary. Out of state buyers looking for Maine real estate listings especially are even more sensitive to property tax levels. Because the desire to move, the relocation to Maine was caused by not being able to afford the property taxes where they lived outside Vacationland. The lack of crime, plenty of open space,clean water, the low prices hanging off the Maine real estate listings do not hurt either  in making the Pine Tree State look pretty darn attractive. 

No matter where you live, property taxes need to be raised and maintained to fill the pot holes, educate the kids, to keep the town infrastructure purring along nicely.

The Maine home you decide you want to sell.

Cleaning up, swamping out your current the home you want to sell is the second step. The first and most important one is pricing the property inline with the market. If you ignore current real estate market value, all the detailing, staging and removing clutter is a waste of time. The home you need to sell swims in a market of other listings that are competing for the same home buyers too.

 This real estate blog post is designed to show you how to get that home sold. With the steps in the order to achieve a quicker, more profitable and less hassle real estate sale.

 There is nothing more frustrating than having a Maine hme buyer ooh and ahh about the kitchen and then moan "whoa".

The buyer for a property listing needs a real estate home loan.

Where to get the mortgage for financing the house for sale when cash is not an option. Or owner financing is not possible. Because the seller needs to pay off a mortgage and to replace the house with a new home address in another neighborhood somewhere else. 

Nationally there is a shortage of real estate property appraisers.

My Dad was one of the first crop of Maine residential real estate appraisers when licensing for valuations was needed. Prior to that the licensed Maine real estate broker could issue valuations. Appraising a property, valuation was one of the three components of licensure when I took my broker's exam in 1979.

Real estate practices and law were the other two components to getting, passing an agent or broker's license test to hang on the wall of an agency. Valuation was the toughest teacher, Ted Sherwood from Bangor drove home the point and made sure you knew the fine points of valuation for which I thank him. Dana Devoe was the law instructor, Earl Black the practices teacher who I still see at state REALTOR conventions each fall. 

Maine small town bankers prior to appraisers being brought on board could visit the property and size it up for condition and value for the collateral securing a mortgage loan. The home town mortgage lender made character loans too with local control and based on past experiences with the borrower or from family dealings in the small Maine town. Maine only has a handful of cities and small town communities is the norm in Vacationland. 

So back to the blog post title that kept your reading this far.

Local real estate bank home loans, protecting rural small towns in Maine. In my area of northern Maine the shortage of appraisers for the work load is felt in our local markets. One appraisal firm out of Washburn Maine recently announced they were pulling back their horns and not servicing southern Aroostook County any longer. So the tightness for appraisers to do the mortgage loan underwriting inspections and valuations just increase a few clicks on the rachet tension. 

So my advice to a home buyer looking for a home loan in Maine's small rural real estate markets is to keep it local.

Use those banks with processing centers in Maine. With local outlets for lending from institutions that have banks, credit unions in the small Maine town or in one of the sixteen counties of the Pine Tree State. Why? Lots of reasons. First and foremost is the service you you receive and the time that is not wasted waiting for the clear to close real estate memo. 

The price tags hanging off the properties, the real estate in Maine are not all the same size.

If you point your car or slide your mouse north, up into the interior of Maine, prices shed pounds. Become skinny, lean and mean. Because the coastal tourist traps, the few cities Maine has to brag about carry hefty prices when it comes time to seriously consider buying a property. The cost of living is lower in rural areas of Maine. Has to be because the local pay scale is lower to the ground to match it.

The shift from doing it yourself instead of hiring it out is part of moving to rural Maine transition.