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Greenstone FCS - Farm Credit Services for Michigan and Northeast Wisconsin - farm loans, country home loans, crop insurance, peril insurance, real estate leases, operating, equipment, facilities and other agriculture related expenses About GFCS | -- Contact Us | Locations -- ONLINE BANKING LOGIN Register Here Username Password -- -- -- -- -- OTS Loans Operating Loans Capital & Intermediate Term Loans Capital Lines of Credit Trade Credit Products Real Estate Loans Leasing Products About Country Living Vacant Land Loans Construction Loans Residential Real Estate Loans Agricultural Real Estate Loans Recreational Land Loans Operating, Equipment, & Machinery Loans Leasing Products Crop Insurance Life Insurance Appraisal Services Farm Cash Management Tax Services Farm Recordkeeping GFCS Property for Sale National Discount Programs Online Banking Loan Calculators Interest Rates with Terms & Conditions Loan Application Important Links Weather & News About Us Contact Us Events Company History Jobs Branch Locator News & Press Releases Stock Plan Our E-Newsletter system is currently offline for routine feature enhancements. Watch here for the upgraded system in the near future. Property For Sale News from MSU News from University of Wisconsin The Perfect Holiday Treat December Dell Saving MAC Marketline Ken Lake discusses the the issues that are key to running a successful farm. Ask the Expert Experts toll in on a variety of topics to aid todays farmer in making tough decisions Thinking about purchasing your own recreational land? Let the real estate experts at GreenStone Farm Credit Services help. We offer a variety of flexible financing options with competitive rates for the purchase, refinance or improvement of rural recreational properties - both small and large acreage. When you close your recreational land loan by December 31, 2005. Audio Response System Being Phased Out Effective December 31, 2005, customers of GreenStone Farm Credit Services will no longer have access to the audio response system through the 1-800-444-FARM number. The decision to no longer offer this service was based on the very low number of users of the system over the past 18 months. It is important to note that the toll-free 1-800-444-FARM number will continue to serve as an access point for customers to reach any of GreenStone’s 37 branch locations. Based on the location of a caller to the toll-free number, he or she will be automatically directed to the nearest GreenStone FCS office for direct assistance. For those customers looking for remote access to their accounts at any time of day or night, GreenStone FCS offers online banking. Through online banking, customers can view their latest account information, transfer funds, make loan payments, and much more. Customers can register for online banking by simply clicking on the “Register Here” link at the top of the home page. My Market Watch Gear Up Equipment Financing (requires login and password) Site Map | Security & Privacy Policy | Equal Housing Lender © 2004-2005 Greenstone Farm Credit Services.

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Home Finance | Mortgage Refinance | Home Equity Loans | Home Equity Line of Credit -- BUY A HOME SELL A HOME HOME LOANS NEW HOME CONSTRUCTION ABOUT US MY ACCOUNT Find a REALTOR ® Buy or sell your home and you may receive a Gift Card worth up to $1,000. Find a REALTOR ® Find a Builder with iNest and Get 1% Cash Back! Finance Your Home Get a Mortgage Refinance Your Mortgage Home Equity Loan / Line of Credit Online Credit Report Search Homes for Sale Start Your Search Home Price Check ® Additional Services Insurance Quotes Get a Home Warranty Get a Home Inspection Find a Mover Find Home Improvement Professionals Change Your Address Setup Your Utilities Learning Center Qualifying for Home Loan How Much Can You Afford? How To Choose the Right Loan You are here: Home | Home Finance Center Get Banks Competing for Your Home Loan RealEstate.com has partnered with LendingTree to provide you with up to four offers for a home mortgage in one easy step. 3 Great Reasons to Get Your Mortgage Now 1. Get Pre-Qualified Many homeowners will require proof of pre-qualification before they will consider an offer for purchase on their home,so be prepared. 2. Rates are Low Rates are still at record lows so get the best rate possible by getting multiple offers from Lenders. Youonly need to fill out onesimple form. 3. Customer Care Our customer care agents are here to help you through the entire process. Whether you are a first-time homebuyer or a veteran of homebuying, we have you covered. You can complete your mortgage request over the phone with one of our trained customer care agents. Call 1-800-RealEstate. We're here to help you. Already submitted a mortgage request? Login to view offers. We Also Offer the Following Home Finance Products Since rates are low, you may want to consider refinancing your current home. Need money for home improvement. It may be tax deductible. Check with your tax advisor first. Know Your Credit Score. Make Smarter Decisions. Credit Reports TM , Score Power ® and Score Watch TM give you the tools you need to understand, manage and use your credit wisely. Figure Out How Much You Can Afford Total gross monthly income: Total monthly debt: Monthly payments you can afford with 28% rule: Monthly payments you can afford with 36% rule: Are You Paying Private Mortgage Insurance? Facts About Adjustable Rate Mortgages Choosing the Best Mortgage Which is better: 15 or 30 year term? Are extra payments advantageous? What will adjustable rate payments be? Buying a Home | Selling a Home | Homes for Sale | Credit Report & Score | House Prices at Domania New Home Construction | Find a Mover | Find a REALTOR ® | Home Financing | Real Estate Learning Center Customer Service | Publications | For the Media | News Releases | Join Our Real Estate Network | Post Home Listings Privacy | Security | Terms of Use | Jobs | Disclosures and Licenses | Sitemap | Loans | Commercial Real Estate Houses for Sale in: Atlanta | Austin | Boston | Charlotte | Chicago | Dallas | Denver | Houston | Las Vegas | Los Angeles Miami | Minneapolis | New York | Philadelphia | Phoenix | San Antonio | San Diego | San Francisco | Seattle Washington, DC | Real Estate in More Cities LendingTree technology and processes are patented under US Patent Nos. 6,385,594 and 6,611,816. © 1998 - Real Estate.com, a service of LendingTree, LLC. All Rights Reserved.This site is directed at, and made available to, persons in the continental U.S., Alaska and Hawaii only. Conversion to LendingTree, LLC We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin. REALTOR ® -- A registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS ® and subscribes to its strict Code of Ethics. Not all of the real estate professionals participating in the "Agent's Competing" program are REALTORS ® , which are members of the National Association of REALTORS ® . The Home Depot ® is not affiliated with LendingTree, LLC. The Home Depot ® is a registered trademark of Homer TLC, Inc. RealEstate.com is not sponsored by or affiliated with the parent franchisor companies of any of the participating members of its network. Partner Sites: Citysearch | Expedia | Hotels.com | Ticketmaster.com | Hotwire.com | Entertainment.com | Match.com Home Shopping Network | ReserveAmerica | LendingTree.com | iNest | ServiceMagic | Ask Jeeves | Gift Ideas Mortgage Calculator | Refinance at GetSmart | LendingTree Mortgage | Free Online Credit Report | Home Equity Loans

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Melody & Company , Century City Liberty Capital Advisors , Ontario Lyndel Funding Northmarq Capital , Newport Beach Ocean Pacific Capital , Irvine - residential Rubicon Realty Capital , Laguna Hills Soehnel, Edward J. , Alta Loma - construction Terrix Financial , Beverly Hills, Santa Ana Trinity Financial Group , Agoura Hills Index Professional Organizations American Agents Alliance Financial Women International Golden West Chapter , Orange Financial Women International (FWI) Inland Empire Financial Women International (FWI) Orange County National Home Equity Mortgage Association , Chino REOMAC - REal Estate Owned Managers Association of California , Marina del Rey Internet Services Database Applications All text, images and HTML © 1995-2005 Technique Development . All Rights Reserved.@LA is a registered trademark of Technique Development.The information on this page is presented as is. 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Real Estate Broker NEW

CBS News | Be Your Own Real Estate Broker | May 21, 2004 22:03:39 CBSNews.com The Web Home | U.S. | World | Politics | SciTech | Health | Entertainment | Business | Opinion | NEW --Strange News | Sports | Public Eye | Interactives | FREE CBS News Video The Early Show | CBS Evening News | 48 Hours | 60 Minutes The Saturday Early Show -- | CBS Sunday Morning | Face The Nation | Up To The Minute | Build Your Own Newscast Main Page Living HealthWatch Leisure Series The Saturday Early Show Chef On A Shoestring Second Cup Caf Ask Mike Up Next Program Facts Bios Contact Info Inside Scoop Contributors Bios Special Report Money Matters Early Show financial adviser Ray Martin offers tips to keep your financial house in order. Interactive U.S. Markets History of trading and definitions of key terms RELATED STORIES & LINKS Let The House Hunting Begin Tips For Those Diving Into The Real Estate Market This Spring Taking A Home Equity Loan? Be Careful What You Use The Money For Home Mortgage Rates Up A Bit Both 30 and 15-Year Rates Up, Ending A Three Week Stretch Of Drops Inflation Isn't A Problem Consumer Prices Dip 0.2 Percent In November, After Flat October Be Your Own Real Estate Broker NEW YORK, May 22, 2004 (CBS) The housing market is hot. In fact, homes are in such high demand that many sellers are wondering if they even need to hire a real estate agent to broker the deal. Financial adviser Ray Martin gave some tips on The Saturday Early Show for owners who want to sell a home themselves. Home values are up, mortgage rates are low and properties in hot markets are selling in days. The only fly in the ointment for many sellers is the traditional six percent commission paid to real estate brokers who make the deal. As home values continue to skyrocket, the broker commission skyrockets as well. Meanwhile, it seems as though these brokers are doing nothing more than watching the home sell and then collecting a large commission. The thought of having to pay brokers $10,000 or more to sell a home that fetches a buyer in less than week is causing many sellers to stop and think: "Do I really need to spend that money?" FSBO (For Sale By Owner) can be a good option for some people, Martin says. If your home is in a hot location, at a price that is affordable to many potential buyers, and similar homes are in short supply, this can be a good strategy. But, Martins says, FSBO is not for everyone. The following are three potential pitfalls of being your own broker: Setting A Price: The housing market is constantly changing and you really need to have a good feel for the market in order to set a reasonable price. You don't want to lose money by naming a price that's too low, but your don't want to frighten buyers away by over-charging. Getting the Word Out: Putting a "For Sale" sign in your yard is probably not going to sell your house. Most buyers don't have time to cruise around neighborhoods, searching for signs. When you list your home with a broker, they place your information in the area's MLS (Multiple Listing Service). This alerts all real estate agents in the area that your home is for sale -- making it easy for them to pinpoint potential buyers and bring them by for a visit. You can't do this alone. Becoming Emotionally Involved: Selling a home is the second-most emotional transaction you'll ever make, Martin says, second only to buying a home. Mixing emotion and business is not a good thing. If a buyer comes through the door and immediately points out your home's flaws instead of the beautifully restored floors or lovingly painted walls, it's going to hurt. You may be tempted to turn down this buyer's offer, even if it's fair. This is where a realtor can help. It's not a home to them, it's a business deal -- one they want to close quickly and collect on. Despite these pitfalls, Martin says he is not trying to steer everyone away from selling their homes themselves. He says you need to be aware of the pitfalls and if you think you can tackle them, give it a try -- particularly if you're in a hot market. You can try FSBO for a set amount of time, and if you're not successful, you can turn to a broker. If nothing else, use the knowledge that you could be your own broker to negotiate a commission with your broker. That storied six percent is a result of tradition, not law; nowhere does it say that you have to pay brokers six percent. There are conflicting numbers on how many homeowners are selling their homes themselves. About 14 percent of sellers went solo in 2003, according to the National Association of Realtors. The Boston Globe newspaper reviewed sales in its area and found that closer to 25 percent of sales were FSBO. There's no question that there are a lot of services targeted to sellers looking to go FSBO. If you are looking for an alternative to a traditional real estate agent, here are some popular options: Flat Fee Brokers: There seem to be two major players here -- Help-U-Sell and Assist-2-Sell . Both companies are franchises that connect you with local licensed real estate agents. You show your home yourself, and these agents perform all other duties of a traditional broker. The best part, Martin says, is that you pay them one flat fee that varies based on home's value and location. If you pay them a little more, the realtors from these companies will show your house too. An example: a Help-U-Sell customer in Chicago was selling his home for $345,000. The six percent commission would have totaled $21,000. Instead, he paid Help-U-Sell $4,950 to sell his home. If the agent lists your home on the MLS, and another broker brings you a buyer, you will have to pay that broker their two or three percent commission. FSBO Marketing: Other companies such as FSBO.com and ForSaleByOwner.com offer you a variety of marketing options at different price points. You can choose to have your home listed on the companies' Web sites. You can pay more and have yard signs and color brochures designed for your home. Pay even more and have a virtual tour included in your home's listing. Each company is different and offers different packages. Martin says the ultimate packages, which costs $500 or more, allow you to list your home on the MLS -- the same place real estate agents list houses. Again, there's a catch here: if a buyer is brought to your home by an agent who saw the listing on MLS, you do have to pay that broker's two or three percent commission. Negotiated Broker Commission: Again, Martin says you don't have to pay a six percent commission. So don't! In fact, commissions now average a bit over five percent, according to a survey by Real Trends publishers. If your home is on the expensive side and in a hot market, have a serious conversation with your potential broker. Remind him or her that if you list with them, they will get paid. But if you strike out on your own, they get nothing. Isn't one or two percent better than nothing? MMIV, CBS Broadcasting Inc. All Rights Reserved. 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Selling Home

Selling Your Home, Sell home, selling a house, selling house, sell your home - Home Services Mortgages Research Moving Zero Down Appraisals -- -- A Simple Guide for Selling a Home on Your Own Preface: Why sell yourself? Selling a home yourself, without an expensive real estate broker is easier than most people think. However, it will take some work on your part. You will be doing a lot of things that a real estate agent might normally do. Just follow the For Sale By Owner.com step-by-step selling guide below, and you'll not only save lots of money, but we'll make the house selling process as effortless as possible It's the money! Sellers save thousands of dollars not paying a 6% or 7% commission. For example, if your home can sell for $250,000, youd save $15,000 to $17,500 in commissions. Sell Your Home Fast. Because you are not paying an outrageous selling commission, you can afford to price your home more aggressively. The lower the price, the more likely it sells fast. You will still walk away with thousands in savings, but you'll just be doing it faster. It's so easy. Despite what a real estate broker may say, selling a house is not rocket science. They know that, and soon you will too. Just follow the simple selling steps below. And, if you have any questions, call us and one of our representatives will try to answer any questions you may have. You are not alone - For Sale By Owner.com will help you every step of the way. We are one of the largest and fastest growing real estate service companies in America. In fact, our web site is one of the top-five most visited real estate sites in America. Thousands of eager home buyers visit us everyday. Perhaps one of them is looking for a home just like yours. Over the past five years, we've helped sell thousands of homes, saving home owners millions of dollars. So let's get started. 8 Easy Steps to Selling a Home Yourself Step 1. Preparing your home to sell - make it look great Presentation is everything! Home buyers are attracted to clean, spacious and attractive houses. Your goal is to dazzle buyers. Brighten-up the house and remove all clutter from counter tops, tables and rooms. Scrub-down your house from top to bottom. Make it sparkle. Simple aesthetic improvements such as trimming trees, planting flowers, fixing squeaking steps, broken tiles, shampooing rugs and even re-painting a faded bedroom will greatly enhance the appeal of your house. Also, make sure your house smells good. That's right, clean out the cat box and light mildly scented candles. Invite a neighbor over to walk through your house like a buyer would. Get their opinion on how it "shows." The stuffed donkey in the family room may have to go to your in-laws for a while. Step 2. Pricing your home effectively Do not over price your home. Over-pricing when you sell a home reduces buyer interest, makes competing homes look like better values, and can lead to mortgage rejections once the appraisal is in. Over-pricing when selling a home is the single biggest reason why many "for sale by owner" home sellers don't sell their homes successfully. Remember: the home selling market dictates the price (not what you think it should be worth). One of the best ways to correctly price your house when selling is to find out how much other homes, similar to your own, recently sold for in your neighborhood. Talk to home sellers, buyers and check out the real estate listings in your local newspaper. Typically, if you set the price of your home at 5 to 10 percent above the market price, you are likely to end up with an offer close to your home's true value. Also, you may try calculating the cost per square foot of your home compared to the house selling prices in your area (divide list price by square footage of livable space). If your house has more features or other desirable qualities, you may want to set a slightly higher house selling price. The easiest way to accurately price your home is to contact your local home appraiser . Finally, set your house selling price just under a whole number, such as $169,900 rather than $170,000. Step 3. Get a real estate lawyer Even though it's an additional expense, it may be wise to hire a lawyer who will protect your interests throughout the entire transaction. An experienced real estate lawyer can help you evaluate complicated offers (those with a variety of conditions), act as an escrow agent to hold the down payment, evaluate complex mortgages and/or leases with options to buy, review contracts and handle your home's closing process. They can also tell you what things, by law, you must disclose to buyers prior to a sale and can also help you avoid inadvertently discriminating against any potential buyers. In some areas, title companies will handle all aspects of the transaction and have in-house legal departments that can assist you with legal issues that may arise. To locate a title company in your area, click here . Unless you're significantly experienced in the home selling process, having a real estate lawyer at your side provides peace-of-mind. You know you've got someone looking out for your interests, not just the buyers. To locate a lawyer in your area, click here Step 4. Marketing your home Exposure, exposure, exposure. That's how sellers sell their home fast. For Sale By Owner.com provides extensive home exposure because over 700,000 unique visitors come to the web site each month (that's Internet-speak for new people). In fact, For Sale By Owner.com is one of the top-five most visited real estate web sites in the U.S. getting literally millions of visitors looking to buy or sell a home. We spend tens of thousands of dollars a month to assure that For Sale By Owner.com is prominently placed on Internet search engines so buyers can easily find our site throughout process of selling your home. If your home is in a market where For Sale By Owner.com has a mass-distributed magazine, your home's exposure will be even greater because they can be found at thousands of locations frequented by buyers that include grocery stores, shopping centers, convenience stores and restaurants (the magazine is in over 40 markets nationwide). Writing your sell ad While For Sale By Owner.com allows you a 3,000 word description of your house (try to afford that in a newspaper ad), your advertising copy should be thorough yet short, simple and to-the-point. Long, flowery prose will not make your house sound more appealing. It will simply make it harder for the home buyer to read. Make sure to provide the critical facts buyers are looking for such as the house's number of bathrooms, a re-modeled kitchen, etc. Most home buyers quickly scan ads, so it is important that your house stands out. For example, you may want to add a theme-line such as "Priced below market" or "Great schools." Stay away from industry jargon and use language that makes home buyers comfortable. Survey our web site and see how others have written their ads. You will quickly see which are "buyer friendly." Copy their approach for your ad. Home Photos: Yes, a picture is worth a thousand words If you are taking a photo of your home, be sure that the home's yard/driveway is uncluttered. Remove bikes, garbage cans and parked cars. The same applies for interior shots. People are looking to buy your house, not your possessions. Think of furniture as props and the room a stage. Move things around if you have to. Also, take lots of house photos. Film is cheap...your home deserves quality. The more you shoot, the better the odds are that you'll get a few really good shots. Lawn signs Lawn signs are one the most important marketing tools for home sellers. They attract attention to your home. Professionally-produced signs (like the ones we can send to you) telegraph to home buyers a "quality" image of your house. Directional signs also help drive buyers to your property, especially if you do not live on a busy street. Open houses Open houses are sometimes a good way to attract buyers to your home. Typically, real estate agents conduct open houses for two reasons; 1. Clients expect them 2. They are a good way to attract buyers, not just for the open house but for all houses for sale in the Real Estate Agent's area (yes, your competition). The fact is that very few houses sell due to a open house itself. Home Brochures/Information sheets It is a good idea to create an information sheet (with a photo) about your home to give potential buyers. Consider printing copies of your ad from For Sale By Owner.com to give to people who visit your home. The MLS The MLS or Multiple Listing Service can also help market your home, particularly to real estate agents who may know of buyers seeking a property like yours. The MLS is a directory used by real estate agents to announce to other agents that they have a home for sale. In many selling markets, For Sale By Owner.com can put your house on the MLS (for an additional fee). However, if a real estate agent finds you a buyer after seeing your home on the MLS, you must usually pay that agent a 2.5% to 3% commission (the law states that all commissions are negotiable, however). You are your home's best salesman As every salesman knows, to be effective you have to really know your product. And who knows your home better than you? Certainly not a real estate agent, who, in all likelihood, has spent only a few moments in your house before showing it to prospective buyers. Sell your neighborhood as well as your house. Show enthusiasm, but don't get caught-up talking too much about how "your daughter spent the best years of her life in this very room." Step 5. Negotiating an offer on your home When a home buyer makes an offer (this is often presented to you directly from the buyer or through their lawyer), you should consult with your attorney. Buyers and sellers have an Attorney Review Period, which is usually three days, to cancel or amend the offer. The offer becomes a contract at the end of the Attorney Review Period, and is binding. Many of your home's offers can be complicated and contain special clauses that favor the buyer. Purchase price isn't everything. Carefully consider the purchase contract's other terms and conditions. Too many contingencies can leave loopholes and cause a deal to collapse. Especially avoid contingencies that favor the house's buyer, such as linking the escrow closing date to the buyer's sale of their current home. If the buyer insists on such terms, include a so-called kick-out clause in the contract that will allow you to consider other offers if the buyer isn't able to sell within a certain period of time. Assess your buyer's financial qualifications Is the buyer pre-approved? How much of a loan is the buyer seeking? Unless you are in an active market, lenders tend to shy away from underwriting a deal in which the purchase price is higher than the nearest comparable sale and the buyer is putting less than 10% down. If this is the case, your buyer may not be able to obtain financing. Know the home selling market How you judge an offer also can depend on market conditions. If the selling market is slow, you may feel vulnerable, especially if circumstances are pressing you to sell. Make sure any offer you accept does not keep you in escrow longer than 30 days. In a hot market where multiple offers are likely, be wary of countering more than one offer at a time (you could end up in legal trouble if two buyers both accept your counter offer). Also be wary of offers that promise more money but contain poor contract terms (long escrow, multiple contingencies, etc.). If you feel the home's offer is insufficient, make a counter offer. Rarely is a first offer the buyer's absolute highest price they are willing to pay. Negotiating is part of the home selling process. Again, your lawyer should review the details of all offers. Step 6. Home inspections All standard real estate contracts are going to give the prospective home buyer the right to inspect your property - so be prepared. Under a general inspection you are obligated to make major repairs to appliances, plumbing, septic, electrical and heating systems - or the buyer may cancel the offer. The inspection will also include your property's roof, as well as a termite inspection (in some states, house sellers must provide proof that the home is termite free). If you are concerned about how your home will fair when inspected, you may want to visit your local inspector . They can conduct an inspection for you before a potential buyer has one done. This way, you can address the problems before a buyer stumbles upon them. Once the inspections are complete, the buyer makes an application to a mortgage lender. Step 7. Buyer appraisals and other details The mortgage lender will order an appraisal of your home to make sure they are not paying more than the house is worth. They may also order a surveyor to make sure that the property boundaries are properly laid out. They will also order a title search to determine if there are any liens against your property. These tasks are all the responsibility of the buyer and/or their attorney. At this point too, the mortgage company will issue a commitment . Again, the buyer (and their attorney) must complete all conditions listed on the mortgage commitment. Prior to closing, you should notify your lender that you will be paying off your mortgage. After a closing date has been agreed to, you should contact your utility providers and advise them of your final billing date. Step 8. Closing The day of the closing , the home's buyer will do a "walk through" of the property to make sure all agreed repairs are completed and that the home is in the same condition as when the buyer made their offer. If problems arise that this point, the closing can still take place with funds held in escrow to remedy the problem. Closings usually occur 30 - 45 days after you have signed the sales contract. Depending on what state you reside in, you may close with an attorney, or with a title company. At the closing, all monies will be collected, any existing loans or liens will be paid, the deed will be transferred, and insurance will be issued insuring a free and clear title. The home seller will receive the proceeds of their home in one to two business days after the closing. Conclusion This step-by-step home selling guide is a general overview of the process when selling a home. Each state has slightly different laws and customs as they relate to the transaction process. Selling a home yourself can be time consuming, but the financial rewards can be tremendous. With help from For Sale By Owner.com , we try to make the process of home selling on your own as easy as possible. 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