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Friday, October 26, 2018

Tasks Realtors Perform for Sellers

Tasks Realtors Perform for Home Sellers

Listing a home for sale and getting the transaction through to closing is an involved process with numerous steps. Much of this work is performed behind the scenes and thus goes unnoticed by home sellers. This sometimes leads to the myth that Realtors “just put a sign in the yard.” But there really is so much more that we do. There is a reason that real estate agents sell homes for more money than for sale by owner listings. To better explain all that we do for every real estate listing we’ve put together a list of ways Realtors help home sellers.

80 Tasks Realtors Perform for Home Sellers

1. Research all comparable listings and recent home sales in the neighborhood
2. Analyze the current market conditions and future projections
3. Explain past market performance
4. Assess your home’s marketing position by analyzing all homes for sale in the neighborhood
5. Provide a full Comparative Market Analysis regarding your property
6. Counsel home sellers on the process of listing a home for sale
7. Discuss timing of the sale and the pricing of the home in order to meet client expectations
8. Explain your legal obligations as a seller in the area of disclosure
9. Thoroughly review the entire listing contract and all accompanying documentation regarding the signing of the listing agreement
10. Help you review and fill out the mandatory Lead Based Paint 11. Disclosure required from all sellers
12. Provide the appropriate Seller’s Property Disclosure Statement (SPDS) form for the disclosure of all known conditions required of every seller
13. Review completed disclosure forms to insure compliance with required disclosure obligations of all sellers
14. Counsel on the necessity and advantages of a home warranty program
15. Counsel and assist home sellers to stage the interior and exterior of the home to look best for showings
16. Photograph the interior and exterior of the home

How agents help home sellers

17. Add the listing to the multiple listing service (MLS) for IDX distribution to national and local real estate websites18. Arrange for the placement of the For Sale Sign
19. Create and print flyers to market the home on site
20. Create marketing materials to be distributed via email and social media
21. Point out areas that are likely to be targeted by buyers on any requests for repairs
22. Provide counseling and guidance in regard to showing so that the home gets its best appearance
23. Locate and provide area and street maps to potential buyers
24. Schedule open houses to attract buyers
25. Market open houses with announcements, postings and signage
26. Make certain that all advertising is in compliance with the Code of Ethics and Fair Housing requirements
27. Take safeguard precautions to minimize risk of any loss or vandalism that may occur during an open house
28. Create custom sign-in sheet for buyers who visit the open house
29. Follow up with all buyers that attend the open house
30. Answer phone calls and inquiries regarding your property
31. Arrange and schedule showings of your home at the request of buyers and/or their agents
32. Be available on evenings and weekends when buyers are most likely to want to see your home

Realtors Answer Questions and Negotiated for Sellers

33. Answer and address questions posed by buyers regarding the property and its condition
34. Counsel on periodic price changes that may be demanded due to changes in market conditions
35. Receive and review all offers and terms from potential buyers
36. Review the buyer’s LSR and analyze the provisions of their loan to assure that they can get financing
37. Present and discuss all offers that are received
38. Counsel and advise in multiple offer situations
39. Outline the pros and cons of offers received from potential buyers
40. Negotiate offers and counteroffers with the buyers and/or the buyers’ agent
41. Monitor and coordinate the escrow process
42. Properly handle the earnest money deposit
43. Counsel on the rules surrounding the handling of the earnest money deposit
44. Review title company charges and fees
45. Schedule and arrange any inspections requested by the buyer such as appraisal, termite, radon, etc.
46. Make certain that the buyer gets any necessary Home Owners 47. Association information
48. Review the Buyer Inspection Notice and Seller Response (BINSR) request from the buyer as well as any buyer’s requests for repairs

How Realtors Sell Homes

49. Counsel you on responses to the buyer’s requests for repairs
50. Provide professional references for any repairs needed in order to complete the sale
51. Review the preliminary title report for the status of liens, encumbrances and taxes
52. Ensure that all requirements on the preliminary title report received from the escrow company are being met and handled prior to closing
53. Monitor the deadlines and time frames that are contained in the purchase contract
54. Negotiate any necessary changes in the timelines on the purchase contract
55. Counsel on the pros and cons of addendums regarding changes in the timelines
56. Advise on the appraisal process and your role in the appraisal process as a seller
57. Provide regular updates and status reports regarding the progress of the transaction
Assist you in relocation or buying another property
58. Collect utility information and advise on the handling of utilities at the time of transfer
59. Discuss and advise on the exchange of occupancy
60. Update and monitor status of MLS listing to “Sale Pending”
Advise and monitor removal of loan contingency
61. Contact and discuss loan status with buyers loan representative and confirm the processing of the buyers loan
62. Check on the status of delivery of buyer’s loan documents to the title company
63. Confirm the completion of all repairs
64. Coordinate the collection of the repair invoices and receipts
65. Deliver all receipts and invoices to the title company as required
66. Review the HUD-1 Settlement statement and correct all inaccuracies
67. Coordinate and schedule the closing of the transaction
68. Negotiate and arrange any final extensions of the closing date that may be necessary

How real estate agents help home sellers

69. Counsel and advise you on the closing process
70. Schedule all final walk through inspections that are demanded by the buyer
71. Attend and address issues raised in the final walk through inspections
72. Final check with the escrow officer to make certain that all required documentation is in place
73. Review the closing documents
74. Attend and accompany you to the closing to address any issues that you might have
75. Advise and counsel you on the final transfer of funds
76. Assist in the providing of wiring instructions on the day of closing to the title company
77. Assist in the transmission and delivery of any final documentation that may be required by title
78. Review and explain the role of title insurance in your transaction
79. Assist in the correction of any errors or mistakes in the final closing documents
80. Arrange for the exchange of keys and possession

This list shows why full-time Realtors like The Boehmer Team keep so busy. Realtors handle negotiations, deadlines, paperwork, communications and marketing as well as managing a cast of characters involved in every transaction. Our team structure enables us to streamline and double check all parts in the process. We strive to provide client experiences so great that our clients will refer us to their friends and family. Is moving on your mind? Contact The Boehmer Team for expert real estate assistance. 

Wednesday, September 26, 2018

The Rise of Pumpkin Spice

The Rise Of Pumpkin Spice

Real estate - now, pumpkin spice flavored! Not really, but it could be pumpkin spice scented via candles and air fresheners (though we don’t recommend it). Fall has become pumpkin spice season and these days it seems to be showing up in everything. With so many pumpkin spice options, we had to ask ourselves, how did pumpkin spice get so popular?

In 2004, coffee brand, Starbucks, premiered the pumpkin spice latte in their stores. That year, sales grew by 11%, much attributed to the new drink. It was so popular that they have continued to offer it every year since with earlier and earlier start dates. In fact, 2018 is the earliest that the pumpkin spice latte was made available, back on August 28

The pumpkin spice latte has become a hit around the world and is currently available in 50 countries. The pumpkin spice latte even has it’s own twitter channel. In 2014 @theRealPSL debuted on Twitter and now has 110,000 followers.

Starbucks didn’t even create the first pumpkin spice beverage. It had been offered for years at other small coffee shops. But their particular blend and marketing power definitely contributed to the pumpkin spice craze. Numerous other companies took notice and have attempted to harness the revenue-generating popularity of pumpkin spice as it has proliferated in consumer goods. Nielsen data shows pumpkin-flavored food, personal and household goods have gone up almost 80 percent since 2011 in pumpkin-flavored sales.

The original pumpkin spice

We can thank the spice company McCormick for making pumpkin spice its own singular spice. In 1934 McCormick offered the pumpkin spice blend as a shortcut to flavoring the pumpkin pie desserts that are ubiquitous with Thanksgiving. Funny thing is, pumpkin spice doesn’t even have pumpkin in it! 

According to you can make your own pumpkin spice with:
  • 3 tablespoons ground cinnamon
  • 2 teaspoons ground ginger
  • 2 teaspoons ground nutmeg
  • 1 ½ teaspoons ground allspice
  • 1 ½ teaspoons ground cloves

When trends get this big, detractors and trend weary consumers soon follow. There are plenty of rants and memes by people who have grown to disdain pumpkin spice season. But the popularity of the flavor has grown to encompass many different brands, foods, beverages and other items.

pumpkin spice items in st louis

For a list of pumpkin spice flavored items and where to find them in the St. Louis area CLICK HERE

Some of our pumpkin spice favorites include: Schlafly Pumpkin Ale, Panera Bread Pumpkin Muffins, and Dairy Queen Pumpkin Pie Blizzard. Some other pumpkin spice items we want to try: Williams Sonoma Pumpkin Spice Hand Soap, Kahlua Pumpkin Spice Liqueur, and Godiva Pumpkin Cheesecake Truffles.

Happy pumpkin spice season! What pumpkin spice items will you try?

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The Boehmer Team serves St. Louis and St. Charles County, Missouri with a focus on residential real estate. Our members are experienced in new construction and buying and selling pre-existing homes. We can help you find a reputable mortgage loan officer, repairmen, or other real estate related services. Do you have a real estate questions? Contact us or visit

Tuesday, September 11, 2018

St Charles County Fall Events 2018

As the weather cools and harvest begins, St. Charles County comes to life with fall festivals, exhibitions, historical events and haunted fun. Made up of Augusta, Cottleville, Dardenne Prairie, Flint Hill, Foristell, Lake St. Louis, New Melle, O'Fallon, Portage Des Sioux, St. Charles, St. Paul, St. Peters, Weldon Spring, Wentzville, and West Alton, there are plenty of communities, establishments and businesses with events to choose from. The Boehmer Team members live, work, and play in St. Charles County and really enjoy the area, especially in the fall. So we’ve put together a list of fall events specific to St Charles County, Mo for 2018.


Centennial Farms Apple and Pumpkin Picking
Weekends Now through October
199 Jackson Street, Augusta, MO 63332
This is the 49th year of selling fruit and veggies on this farm that has been in operation for 197 years.  Pick your own apples or pumpkins and enjoy a “taste of history” along with seasonal fruit and good things made in the farm kitchen. Visit the market in the 160-year old timber framed barn, which is listed on the National Register of Historic Places.

MOSAICS Fine Art Festival
September 14, 2018 - September 16, 2018
100 N. Main St., St. Charles, Mo
Several blocks of North Main Street in Historic St. Charles will play host at the 24th Annual MOSAICS Missouri Festival for the Arts on September 14-16, 2018. This free Arts Festival is a much anticipated fall event in historic St. Charles.

20th Anniversary St. Louis Renaissance Festival
Open Weekends September 15 – October 14, 2018
10am-6pm Rain or Shine
2577 W Meyer Rd, Foristell, MO 63348
The 20th anniversary St. Louis Renaissance Festival will bring you the adventure, excitement, and spirit of the Renaissance. Watch Jousting Knights on thundering steeds. Roam the village shoppes for unique crafts as our artisans demonstrate period skills like blacksmithing and woodworking. Delight in comedy, music, magic, and more on our nine stages of non-stop entertainment! Feast on delicious food and drink from the far reaches of the globe, and interact with the colorful villagers, nobles, peasants and characters of ages past. Children will love the petting zoo, games, and daily free activities. Adults will enjoy beer, wine, and mead at our three thematic pubs.

Augusta Harvest Festival
September 21, 2018 - September 23, 2018
5577 Walnut St., Augusta, Mo
Augusta: A Great Heritage – Explore a day in the life of a German Immigrant The Augusta Harvest Festival is held the third week in September and captures the rich heritage of past festivals held...

St. Charles Oktoberfest
September 28-30, 2018
Frontier Park, Saint Charles, MO
Saint Charles Oktoberfest takes place in beautiful Frontier Park located off Riverside Drive in downtown Saint Charles between the Missouri River and the Historic Downtown District.

Through September 28, 2018
Foundry Centre Art, St. Charles, MO

At this free exhibition, size matters.  This show will display two opposites: one half focusing on small works (micro) and the other half focusing on works larger than 48 inches (macro). 

Celebrate St. Peters Annual Community Festival

September 14 - September 15, 2018
370 Lakeside Park, Lakeside Park Drive off MO-370, St. Peters
A free two-day festival featuring live music and entertainment on three different stages, a carnival, vendors, kids’ activities, fireworks and more! Friday is Pam Tillis and Lorrie Morgan. Saturday is Night Ranger plus fireworks at 9pm.


Daniels Farm and Greenhouse October Harvest
October 1 – 31
352 Jungermann Rd., Saint Peters, MO 63376
$6 will grant admission to Daniels Farm October Harvest going on throughout October. Admission includes: giant straw maze, petting zoo, unique fort maze, tube slides, pony swings, giant tire swings, corn boxes, picnic area, antique farm equipment and more.

Valley Farms Fall Festival
Weekends in October - Saturdays 9am – 2pm, Sundays 10am – 5pm
1125 Dietrich Rd, Foristell, MO. 63348
Valley Farms fall events in October include live music, Valley Farms Wet Hop Octoberfest on Tap, food trucks, free minibarn hay maze and of course lots of pumpkins, gourds, mums, straw, concessions, and crafts. Come enjoy the hawk ridge hay ride, barrel train ride, Farm Land bounce house, pumpkin bowling, panning for gold and more. See the website for event-by-date details.

DUCKFEST - Annual Special Event
Saturday, October 6, 2018
Lakeside 370 Park, St. Peters, MO
Duckfest is a free event that celebrates all things outdoors, with an emphasis on waterfowl hunting. The event includes live music, vendors, raffles, great food,  and drinks. There is an officially sanctioned Calling Contest that will host callers from across the region as they compete for spots in Stuttgart. Proceeds raised from Duckfest are donated to a local nonprofit that serves nearly 300 adults with developmental disabilities in the St. Louis area.

Pelican Days Festival
Saturday, October 13, 2018
The Audubon Center at Riverlands, 301 Riverlands Way, West Alton, MO
This free event is one of the most anticipated events for local birders. The American White Pelican is one of our largest and most charismatic birds we see in the sanctuary. Their large wingspans and graceful flight paired with their strange beaks make them a very striking bird. This time of year these birds migrate through the Mississippi valley. Pelican Days will be a day of fun family-friendly activities all about Pelicans! 

Cottleville Firefighter's Haunted Trail presented by Mercy Kids
October 13th and 20th from 7:30-11:30pm
Behind Legacy Park in Cottleville MO
Cottleville Firefighters Outreach is a nonprofit with a mission to raise our community's educational and awareness levels of safety and health issues in hopes of preventing misfortune. They setup a haunted trail that ends near the former residence of Mollie Crenshaw, a well-known witch that lived in Cottleville over 100 years ago. CWS Rotary Club will have beer and other adult beverages for purchase for those 21 and over and there will be a movie and bonfires. Where shoes good for a gravel path and bring your lawn chairs and friends to enjoy a good time.

Food Trucks In The Park
Tuesday, October 16, 2018, 5-8pm
Frontier Park, 500 South Riverside Drive, Saint Charles, MO

Rev up your taste buds and enjoy tasting delectable foods from multiple food trucks. Enjoy live entertainment as you indulge in a variety of delicious food options.  The event is free other than the cost of food. It is recommended that you bring your own lawn chair or blanket.

Halloween Spirits From The Past – Annual Historical
Saturday, Oct. 20, 2018, 6–10:30 p.m. Daniel Boone Home, 1868 Highway F, Defiance, MO
Walk the lantern-lit paths and explore an early 1800’s pioneer village. Listen to murder ballads and tales of the 1800s and if you dare, hear the eerie Legend of Sleepy Hollow by renowned story teller Anne Williams. Limited tickets are available. Reservations are highly recommended. Pre-Registered Admission: $6; Children 4 and under are free and do not need to register; At-the-Door Admission: $10

Legends & Lanterns Annual Special Event
Saturday, October 20: 11 am - 6 pm; Sunday, October 21: Noon - 5 pm; Friday, October 26: 5 pm - 8 pm; Saturday, October 27: 11 am - 8 pm; Sunday, October 28: Noon - 5 pm
230 South Main Street, Saint Charles, MO
On the last two weekends in October the Historic Main Street in St. Charles will be invaded by a plethora of playful paranormal poltergeists from parts unknown. Finding its inspiration from the past, Legends & Lanterns offers the vintage charm of Halloween in the 1910s-1930s, to the historical rituals and customs brought to the holiday by the Druids and Victorians, to the ethereal atmosphere depicted in American ghost stories and Brothers Grimm fairy tales. As you explore every mysterious nook and cranny of Main Street, you’ll unearth various activities that will bring to “life” the back stories and origins of All Hallow’s Eve. It’s a little bit silly. It’s a little bit macabre. But it’s all fun. Free event.

Fort Zumwalt East High School Grad Night Craft Fair
Saturday, October 27, 2018
Fort Zumwalt East High School, 600 First Executive Avenue, St. Peters, MO
Get a jump on your holiday shopping with over 50 vendor and crafters. Awesome gift and craft items include: candles, quilts, jewelry, music boxes, pet items, purses, beauty & bath items, fashions, custom bears, holiday craft items and more. There will also be concession stands, vendor demonstrations, a bake sale, and raffles. This event benefits the Fort Zumwalt East High School Grad Night event for seniors.

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Don’t forget to share with your St. Charles County neighbors!
From all of us at The Boehmer Team, we hope you have a wonderful fall. If
you have a St. Charles County event you would like to add, please email details to If moving is on your mind, please contact The Boehmer Team.

Friday, August 24, 2018

Options For Buying New Construction

Options For Buying New Construction

If you are considering buying a newly constructed home in the St. Louis or St. Charles County area, you have several options. St. Louis area homebuilders offer home plans that you can tweak and build from scratch, homes that are currently being built that don’t yet have a buyer, and homes that are completed and waiting for a buyer. This means you can have a beautiful brand new home now, or you can participate in the process to build the perfect home for your family.

Building a new home from scratch

Building a New Home From Scratch

Building a new home that is created specifically for you can be the experience of a lifetime. Picking out the design plans, lot, exterior and interior finishes enable you to create a home that will perfectly fit your life. We’ll admit there can be a lot of steps in creating the perfect home from scratch, but that is why we are here. With the right help, the steps in the home building process make for a great experience. And the results are second to none when you get a home that is created uniquely for you.

Buying a New Home During Construction

Buying a New Home During Construction

Another way to buy a brand new home is to purchase the home while it is being built. Homebuilders are building homes all the time, regardless if a buyer is procured. Purchasing a home that is currently under construction will cut out some of the steps a buyer must do in the regular new home building process while still allowing buyers to choose some of the interior and exterior finishes for the home (depending on the stage of the build).  The Boehmer Team has dedicated a page to such homes called New & Almost Ready For You. This page features homes throughout the St. Louis area that are currently under construction and waiting for a buyer.

Buying a Newly Completed Home

Buying a Newly Completed Home

Homebuyers that want to purchase a new home now, without the wait of the building process, can look to builder inventory homes. An inventory home may have been part of a neighborhood development project, had a buyer that could not complete the sale (at no fault of the builder), or was simply built for inventory purposes. Many fine brand new homes are available throughout the St. Louis area and are just waiting for a buyer. You can find new homes that are completed and available for sale at our New & Now page We update this page weekly with new home inventory that is currently for sale in the St. Louis area.

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Whether buying a home you build from scratch, customizing an upcoming build or purchasing a newly completed home, The Boehmer Team can help. We can recommend great local builders like Bridgewater Communities, Wool Custom Homes, Genesis Development Company, Renaissance Living, and Fischer and Frichtel. We represent buyers purchasing new homes to help with the purchasing and building process and to protect the interests of new home buyers throughout the transaction. Thinking of buying new? Contact The Boehmer Team for expert assistance.

Thursday, August 9, 2018

Selling a Home That Needs Repairs

Selling a Home That Needs Repairs

When homeowners meet with The Boehmer Team about listing a St. Louis or St. Charles County, Missouri home for sale, they want to know what needs to be done to best prepare their home for market. Homeowners particularly want to know what they must fix, repair or update to sell a home for the most value versus the effect of holding off on any repairs. The answer depends on how fast the homeowners need to sell, how much budget they have for repairs, and how much they are hoping to net from the sale. Here we’ll explain three ways that homeowners handle selling a home that needs some repairs. 

Selling a Home Without Repairs at a Discount

Selling A Home Without Repairs At A Discount

Homeowners needing to sell a home quickly without investing any time or money into the home may decide to skip repairs and sell their home at a discounted price. Why the discount? In order for a home listed for sale that is in need of repairs to compete with other similar homes for sale in the area, the home must be priced at a discount compared to the price of the other homes. Otherwise buyers will simply buy the other homes and the home in need of repairs will linger on the market.

In addition to a lower sale price, homes in need of repair are often referred to as “as is” listings. When a home is listed “as is” it alerts potential buyers that there will be no negotiating for home repairs during the sale process and that what they see is what they get for the price the home is listed. This eliminates confusion and even entices investors and handy homebuyers who are looking for a good deal on a home. But it also could mean that the home takes longer to sell while waiting for the perfect handyman buyer unless it is deeply discounted compared to the competition.

Selling with Some Repairs Negotiated

Selling With Some Repairs Negotiated During The Home Sale Process

Homeowners that want to net more money from their home sale that have a little time and money to make some repairs to their home have the option to make some repairs and negotiate additional fixes during the home sale negotiation process. In this case we recommend making any fixes that would affect a homebuyer’s ability to gain an occupancy permit for the home.  Items needed for occupancy include working plumbing, heating, electrical and sound structure among others.

For example, does the home need a new roof but there isn’t enough money to replace it? The price of a new roof could be negotiated in the sale process by offering to lower the final sale price to accommodate for the price of a new roof. This type of negotiating could be done for almost any major repair. But homeowners need to keep in mind that homebuyers will usually choose to purchase a home that needs less of their time and effort to move into. 

Also, some loans, like VA loans for veterans, will not cover the purchase of a home where the roof doesn’t meet certain requirements. Loan requirements, time commitments for repairs, and the amount of savings a homebuyer has to make immediate repairs on a home purchase could diminish the pool of potential homebuyers for a home that needs a major repair.

Selling For Most Value With All Repairs Completed

Selling For Most Value With All Repairs Completed

Homeowners wanting to net the most value from their home sale will want to make their home for sale the best option for any buyer looking in their area by completing all repairs to their home before listing the home for sale. Homebuyers love move-in ready homes that don’t need any additional repairs and are willing to pay premium prices for the quality and convenience. 

Repaired, Updated and Staged to Sell

Really want to make your home for sale stand out? In addition to making sure all repairs are made to the home, implement home staging to make the home’s best features stand out and to make it most appealing to buyers when compared to other homes. Home staging could include landscaping maintenance, deep cleaning, new paint, removing clutter, removing or changing window treatments, removing extra furniture, or updating fixtures. For more information on staging a home for sale check out our article Advice From Award Winning Home Stagers.


If you are considering selling a home in the St. Louis or St. Charles County area of Missouri, contact The Boehmer Team to setup an interview. We can give expert advice as to what you can do to make the most from your home sale. We have a list of trusted contractors and repairmen that we can recommend to help with any home repairs. Are you also buying a new home in addition to selling your current one? Our experienced buyers’ agents are truly effective at helping homebuyers navigate the current market conditions. Learn more about us at