Bigger isn’t always better when it comes to outdoor spaces. Small gardens can be jewel boxes that delight the senses without requiring as much maintenance or expense as their larger counterparts.
For years, the most appealing residential backyards featured sprawling plots with multiple “rooms”—separate areas for cooking and dining, growing gardens full of vegetables and flowers, and recreational space for a pool or a children’s play area. But as more homeowners look to lower housing costs and maintenance, they’re paring down on the time and funds going toward landscape upkeep.
Between smaller urban backyards and terraces and new homes being built with smaller outdoor footprints, gardens are scaling down proportionately. For example, a homeowner living in a bungalow with a small yard can still enjoy the trickling sounds of water, but it might be a bubbling fountain or spa rather than elaborate outdoor water features or a swimming pool. The same is true for vegetable gardens. Rather than planting large raised beds, one or two metal troughs or ceramic pots filled with a mix of vegetables and herbs still could provide delicious fixings for a homegrown meal.
Landscape designer Laurie Van Zandt, founder of The Ardent Gardener in Huntsville, Utah, finds her clients with smaller yards are just as happy. “Most want to putter [in the yard] but don’t want to be gardeners,” she says. More clients want to sit with a cup of coffee or glass of wine and enjoy their outdoor space than be wedded to the ongoing weeding and maintenance that larger gardens often require.
However, gardens shouldn’t be done away with completely. Greenery in small or large doses benefits a home owner’s physical and psychological well-being, and it may also help sell a listing faster and for a better price. In New York, Amber Freda, a landscape designer who founded Amber Freda Garden Design 15 years ago, has seen her business grow steadily. “The amount of finished outdoor gardens rather than raw spaces has increased. They definitely are a selling feature, especially when they have some features such as outlets for electricity, faucets for water, and a gas line for a grill,” she says.
Making the Best Use of Space
To help your clients with small yards or terraces create a garden they love—that will also appeal to future buyers—keep the five senses in mind: sight, sound, smell, taste, and touch. Also consider the area’s climate and the property’s terrain, soil, and amount of sun and shade. Then find out what their budget is, including installation and ongoing maintenance.
Get inspired with these tips from garden experts, who’ve shared some of their favorite elements that can be mixed and matched.
Edibles. Eating healthy has inspired homeowners to grow their own produce, and for some, it adds an element of fun. Though small square footage will necessitate paring down the list of possibilities, some vegetables are propagated specifically for their small size, such as tomatoes, artichokes, and carrots, says Edward Furner, a landscape architect with Mariani Landscape in Lake Bluff, Ill., outside Chicago. Certain fruit trees have also been genetically developed for smaller spaces such as peaches, nectarines, and some citrus.
To both eliminate a lot of kneeling and bending, try using galvanized horse troughs or big pots for planting since they don’t require construction, suggests Sacramento, Calif.-based landscape designer Michael Glassman, co-author with this writer of The Garden Bible (Images Publishing, 2015). Edible flowers could also be considered. To make watering easy, add drip irrigation or soaker hoses.
Fire. A fire feature is among today’s top outdoor requests. For smaller yards, a fire pit, bowl, or element built into a table can provide that romantic glow (and many are portable). Unlike fireplaces, most fire pits don’t require permission from a local municipality, though they may require a certain setback from the house. Van Zandt also suggests inexpensive tiki torches to add to the fire ambiance.
Water. While the sound of trickling water delights many, it offers another purpose: to block other noise. These days it’s easy to find a large urn or an attractive container that can be retrofitted with a bubbler to recirculate water, as Van Zandt did for a client who had a rock collection. She stacked them together and drilled a hole so water could trickle out. Furner says he’s receiving more requests from clients for small lap pools.
One type of water feature that has lost appeal is the koi pond, due to heavy maintenance, says Glassman. For drought-ravaged areas—or for homeowners who want to cut water use—Furner suggests faux grass, which has become much more realistic in recent years. Some companies also manufacture lifelike outdoor plants, such as boxwood.
Cooking and eating. For years outdoor kitchens grew larger and larger, with higher-end models incorporating a grill with rotisserie, sink, and refrigerator—even a beer tap, pizza oven, countertops, and storage. But many found the investment overkill with access to their indoor kitchens just steps away.
When helping one client who enjoys cooking and entertaining, landscape architect Jack Carman of Design for Generations in Medford, N.J., transformed the small patio outside her cottage by staining the white concrete tan to cut the glare, then adding a grill, table with umbrella for shade, chairs, planting beds, and low-voltage lights to illuminate a path for safety.
Wildlife-friendly. The right plants will attract hummingbirds, butterflies, bees, moths, flies, beetles, and other pollinators that give back to a garden of any size, says Missy Henriksen, vice president of public affairs at the National Association of Landscape Professionals. “Choose plants that flower at different times of the year, which will vary by region,” she says. Many online guides offer information, including the U.S. Department of Agriculture.
Soul-nourishing. A small garden can become a spiritual retreat, helping homeowners unwind and destress. Glassman built a raised platform for one client to practice tai chi. A lawn panel can offer the same option with a mat placed atop grass. Hospitals have become a good source of information since many have installed their own gardens to help patients recover and offer a respite place for family members and staff as well. The Mercy Medical Center in Baltimore, Md., has three rooftop gardens, including a water feature in its Mary Catherine Bunting Center.
Privacy. Shielding gardens and outdoor spaces from neighbors has become more of a priority as homeowners gravitate to urban areas and downtown suburbs. One way is to go vertical and plant along a garage, outbuilding, or fence to camouflage or block out neighboring properties. Choose perennials in colder climates to eliminate the need to replant. Glassman prefers to use an iron or wood trellis rather than grow greenery directly on a dwelling because it’s easier to perform maintenance. He favors potato, trumpet, and creeping fig vines that grow densely in his northern California climate. Another option for privacy is to plant shrubs or trees with multiple trunks. Henriksen says succulents have become a popular option. But with any choice, the homeowner should ask how big the plant will grow when it matures so that they leave enough room, Glassman says.
Container gardens are a third alternative. Henriksen recommends that each pot have three types of plants: a “thriller” or tall plant that makes a strong statement in form or color, a “filler” that fills the space and hides the soil, and a “spiller” that weeps over the edge. Master gardener Carole Aine Langrall, owner of The Flower Spy in Santa Fe, N.M., and Baltimore likes to limit the palette to a few hues and textures to give the illusion of more space.
Decorative. Whether it’s hardy artwork, whimsical found objects, or wind chimes, decorative elements personalize a space. However, decorative items should be limited so they don’t overcrowd a small garden, Van Zandt says. One striking piece can create a beautiful focal point to direct the eye, says Henriksen.
But paring down isn’t for everyone. Many of the 400 amateur gardeners who open their colorful, quirky, original gardens in Buffalo, N.Y.’s annual Garden Walk Buffalo weekend event each July disregard the simplicity mantra. Graphic designer Jim Charlier, who participates yearly, recently co-authored the book Buffalo-Style Gardens (St. Lynn’s Press, 2019) with garden writer Sally Cunningham. He designed his small garden for eating and entertaining, planted a collection of climbing plants to block neighboring homes, and built a green potting shed that mimics his 1897 green Dutch Colonial-style home to hold tools. The pedigree of a garden featured on the 25-year-old tour—the largest of its type in the country—definitely helps to sell homes, Charlier says.
Up in the Air: Handling Rooftop Gardens
More attention is being paid to using all outdoor areas, including urban rooftops. But working on outdoor spaces that are high up adds additional challenges.
Make sure your clients consult a structural engineer to determine how much furniture, decking, and soil a terrace, balcony, or roof can support and how to transport those items up top. Where an elevator may not be large enough, a crane is required, which increases costs, says landscape architect Marc Nissim, owner of the Harmony Design Group in Westfield, N.J.
Landscape designer Amber Freda, whose eponymous firm is based in New York, helped clients with a garden in that city’s West Village neighborhood where restrictions limited them to 35 pounds per square foot. The building also didn’t have an elevator. Her solution: lightweight potting soil and custom red cedar planters.
Local weather conditions may dictate certain precautions as well. Furniture may need to be bolted down so it doesn’t fly away with strong wind gusts. Flooring needs to be durable to withstand the elements. Nissim likes ipe planks, a dense wood decking material that snaps together and doesn’t require repainting. There’s also less costly porcelain pavers that are hard and durable yet not as heavy as paving stones.
A good irrigation system should be available since water tends to evaporate faster up high versus on the ground. “Look at what grows well on a mountain and that’s often the best solution for a rooftop or high garden,” says Freda.
Barbara Ballinger is a freelance writer and the author of several books on real estate, architecture, and remodeling, including The Kitchen Bible: Designing the Perfect Culinary Space (Images Publishing, 2014). Barbara’s most recent book is The Garden Bible: Designing Your Perfect Outdoor Space, co-authored with Michael Glassman (Images, 2015).
Class-Action Lawsuit Attacks Zillow’s ‘Co-Marketing’ Program
May 13, 2019
A judge says a class-action lawsuit against Zillow that alleges that its “co-marketing” program between agents and lenders violates federal antikickback laws can move forward. Zillow officials have called the lawsuit “without merit,” and company officials say they intend to “vigorously defend” against the accusations about its co-marketing program.
Zillow offers a “premier” agents and brokers program, where real estate professionals can receive prominent advertising placements on its listed home sites. In 2013, Zillow added to the program where agents could have large portions of their advertising fees paid for by lenders, who share the advertising costs with them for prominent ad placements. Prospective buyers on Zillow would then see an agent and lender advertised as they browsed for homes. The program allows lenders to share in the access to these buyer leads.
However, the recent lawsuit alleges the co-marketing program violates the Real Estate Settlement Procedures Act. RESPA is a federal law that prohibits the payment of fees for business referrals among real estate, mortgage, and title industry providers that are not for services actually rendered.
In April 2017, the Consumer Financial Protection Bureau announced it was investigating whether Zillow’s co-marketing program violated RESPA’s rules regarding kickbacks. However, the CFPB dropped its case when a new agency director was named.
But investors who purchased Zillow stock filed a class-action lawsuit alleging securities fraud. A district court judge dismissed portions of that lawsuit. But plaintiffs were told they could file an amended complaint if they could produce evidence that Zillow’s co-marketing program violated RESPA.
A federal district court judge ruled on April 19 that the lawsuit can proceed. “The court can draw a reasonable inference that Zillow designed the co-marketing program to allow agents to provide referrals to lenders in violation of RESPA,” Judge John C. Coughenour of the United States District Court for the Western District of Washington wrote in his decision.
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Listed here are 184 typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed.
More importantly, they reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process – a REALTOR®.
Pre-Listing Activities
Make appointment with seller for listing presentation
Send seller a written or e-mail confirmation of listing appointment and call to confirm
Review pre-appointment questions
Research all comparable currently listed properties
Research sales activity for past 18 months from MLS and public records databases
Research “Average Days on Market” for this property of this type, price range and location
Download and review property tax roll information
Prepare “Comparable Market Analysis” (CMA) to establish fair market value
Obtain copy of subdivision plat/complex lay-out
Research property’s ownership & deed type
Research property’s public record information for lot size & dimensions
Research and verify legal description
Research property’s land use coding and deed restrictions
Research property’s current use and zoning
Verify legal names of owner(s) in county’s public property records
Prepare listing presentation package with above materials
Perform exterior “Curb Appeal Assessment” of subject property
Compile and assemble formal file on property
Confirm current public schools and explain impact of schools on market value
Review listing appointment checklist to ensure all steps and actions have been completed
Listing Appointment Presentation
Give seller an overview of current market conditions and projections
Review agent’s and company’s credentials and accomplishments in the market
Present company’s profile and position or “niche” in the marketplace
Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
Offer pricing strategy based on professional judgment and interpretation of current market conditions
Discuss Goals With Seller To Market Effectively
Explain market power and benefits of Multiple Listing Service
Explain market power of web marketing, IDX and REALTOR.com
Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
Present and discuss strategic master marketing plan
Explain different agency relationships and determine seller’s preference
Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature Once Property is Under Listing Agreement
Review current title information
Measure overall and heated square footage
Measure interior room sizes
Confirm lot size via owner’s copy of certified survey, if available
Note any and all unrecorded property lines, agreements, easements
Obtain house plans, if applicable and available
Review house plans and make copy
Order plat map for retention in property’s listing file
Prepare showing instructions for buyers’ agents and agree on showing time window with seller
Obtain current mortgage loan(s) information: companies and & loan account numbers
Verify current loan information with lender(s)
Check assumability of loan(s) and any special requirements
Discuss possible buyer financing alternatives and options with seller
Review current appraisal if available
Identify Home Owner Association manager if applicable
Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee
Order copy of Homeowner Association bylaws, if applicable
Research electricity availability and supplier’s name and phone number
Calculate average utility usage from last 12 months of bills
Research and verify city sewer/septic tank system
Water System: Calculate average water fees or rates from last 12 months of bills )
Well Water: Confirm well status, depth and output from Well Report
Natural Gas: Research/verify availability and supplier’s name and phone number
Verify security system, current term of service and whether owned or leased
Verify if seller has transferable Termite Bond
Ascertain need for lead-based paint disclosure
Prepare detailed list of property amenities and assess market impact
Prepare detailed list of property’s “Inclusions & Conveyances with Sale”
Compile list of completed repairs and maintenance items
Send “Vacancy Checklist” to seller if property is vacant
Explain benefits of Home Owner Warranty to seller
Assist sellers with completion and submission of Home Owner Warranty Application
When received, place Home Owner Warranty in property file for conveyance at time of sale
Have extra key made for lockbox
Verify if property has rental units involved. And if so:
* Make copies of all leases for retention in listing file
* Verify all rents & deposits
* Inform tenants of listing and discuss how showings will be handled
Arrange for installation of yard sign
Assist seller with completion of Seller’s Disclosure form
“New Listing Checklist” Completed
Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
Review results of Interior Décor Assessment and suggest changes to shorten time on market
Load listing into transaction management software program
Entering Property in Multiple Listing Service Database
Prepare MLS Profile Sheet — Agents is responsible for “quality control” and accuracy of listing data
Enter property data from Profile Sheet into MLS Listing Database
Proofread MLS database listing for accuracy – including proper placement in mapping function
Add property to company’s Active Listings list
Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography
Marketing The Listing
Create print and Internet ads with seller’s input
Coordinate showings with owners, tenants, and other Realtors®. Return all calls – weekends included
Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
Prepare mailing and contact list
Generate mail-merge letters to contact list
Order “Just Listed” labels & reports
Prepare flyers & feedback faxes
Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
Prepare property marketing brochure for seller’s review
Arrange for printing or copying of supply of marketing brochures or fliers
Place marketing brochures in all company agent mail boxes
Upload listing to company and agent Internet site, if applicable
Mail Out “Just Listed” notice to all neighborhood residents
Advise Network Referral Program of listing
Provide marketing data to buyers coming through international relocation networks
Provide marketing data to buyers coming from referral network
Provide “Special Feature” cards for marketing, if applicable
Submit ads to company’s participating Internet real estate sites
Price changes conveyed promptly to all Internet groups
Reprint/supply brochures promptly as needed
Loan information reviewed and updated in MLS as required
Feedback e-mails/faxes sent to buyers’ agents after showings
Review weekly Market Study
Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
Place regular weekly update calls to seller to discuss marketing & pricing
Promptly enter price changes in MLS listing database
The Offer and Contract
Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
Counsel seller on offers. Explain merits and weakness of each component of each offer
Contact buyers’ agents to review buyer’s qualifications and discuss offer
Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible
Confirm buyer is pre-qualified by calling Loan Officer
Obtain pre-qualification letter on buyer from Loan Officer
Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date
Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
Fax copies of contract and all addendums to closing attorney or title company
When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
Record and promptly deposit buyer’s earnest money in escrow account.
Disseminate “Under-Contract Showing Restrictions” as seller requests
Deliver copies of fully signed Offer to Purchase contract to seller
Fax/deliver copies of Offer to Purchase contract to Selling Agent
Fax copies of Offer to Purchase contract to lender
Provide copies of signed Offer to Purchase contract for office file
Advise seller in handling additional offers to purchase submitted between contract and closing
Change status in MLS to “Sale Pending”
Update transaction management program show “Sale Pending”
Review buyer’s credit report results — Advise seller of worst and best case scenarios
Provide credit report information to seller if property will be seller-financed
Assist buyer with obtaining financing, if applicable and follow-up as necessary
Coordinate with lender on Discount Points being locked in with dates
Deliver unrecorded property information to buyer
Order septic system inspection, if applicable
Receive and review septic system report and assess any possible impact on sale
Deliver copy of septic system inspection report lender & buyer
Deliver Well Flow Test Report copies to lender & buyer and property listing file
Verify termite inspection ordered
Verify mold inspection ordered, if required
Tracking the Loan Process
Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
Follow Loan Processing Through To The Underwriter
Add lender and other vendors to your management program so agents, buyer and seller can track progress of sale
Contact lender weekly to ensure processing is on track
Relay final approval of buyer’s loan application to seller
Home Inspection
Coordinate buyer’s professional home inspection with seller
Review home inspector’s report
Enter completion into transaction management tracking software program
Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
Ensure seller’s compliance with Home Inspection Clause requirements
Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed
The Appraisal
Schedule Appraisal
Provide comparable sales used in market pricing to Appraiser
Follow-Up On Appraisal
Enter completion into transaction management program
Assist seller in questioning appraisal report if it seems too low
Closing Preparations and Duties
Contract Is Signed By All Parties
Coordinate closing process with buyer’s agent and lender
Update closing forms & files
Ensure all parties have all forms and information needed to close the sale
Select location where closing will be held
Confirm closing date and time and notify all parties
Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
Research all tax, HOA, utility and other applicable prorations
Request final closing figures from closing agent (attorney or title company)
Receive & carefully review closing figures to ensure accuracy of preparation
Forward verified closing figures to buyer’s agent
Request copy of closing documents from closing agent
Confirm buyer and buyer’s agent have received title insurance commitment
Provide “Home Owners Warranty” for availability at closing
Reviews all closing documents carefully for errors
Forward closing documents to absentee seller as requested
Review documents with closing agent (attorney)
Provide earnest money deposit check from escrow account to closing agent
Coordinate this closing with seller’s next purchase and resolve any timing problems
Have a “no surprises” closing so that seller receives a net proceeds check at closing
Refer sellers to one of the best agents at their destination, if applicable
Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
Close out listing in your management program
Follow Up After Closing
Answer questions about filing claims with Home Owner Warranty company if requested
Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
Respond to any follow-on calls and provide any additional information required from office files.
The Minnesota Sturgeon Lake area: It’s time to make your dream a reality! Our focus is you and finding your perfect property! We sell property including cabins, residential, recreational, farming, hunting, lakefront, timberland, and more.
The Sturgeon Lake area is a perfect place to get away and relax or for those adventure seekers, a variety of recreational activities are awaiting; fishing, camping, boating kayaking, canoeing and much more! Sturgeon Lake is located in Pine County, Minnesota. Sturgeon Lake is one of the most popular lakes in Central Minnesota, this lake is 1,706 acres in size. It is approximately 40 feet deep at its deepest point with a clarity of approximately 19 feet. Within this clear lake, anglers can expect to catch a variety of fish including Black Bullhead, Bluegill, Brown Bullhead, Green Sunfish, Lake Sturgeon, Largemouth Bass, Northern Pike, Pumpkinseed, Rock Bass, Smallmouth Bass, Walleye, Yellow Bullhead, Yellow Perch and. A picturesque experience awaits to all who enjoy the outdoors.
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