ONLINE RELOCATION PACKAGE

Q,  We're struggling with whether to buy new construction or a resale.  What's your opinion?

A.  Military families relocating to Fort Meade, Andrews AFB and the USNA often ask me about buying a new home.  They've learned through experience, I guess, that resale of a 3-4 year old home is easier in some parts of the country than an older home the next time they get PCS orders.

Just one problem... we don't have a lot of new construction in the greater Crofton area and you will severely limit your options if you don't consider more established neighborhoods.  You'll find there are disadvantages to new as well as advantages and, on the flip side, there are many advantages to resale.  And, like you, home buyers 3-4 years from now will discover that resale offers more options in the greater Crofton area.

See what this Massachusetts REALTOR has to say about new vs. resale...

This gazebo overlooks the parade grounds known as "Worden Field" at the U.S. Naval Academy in Annapolis MD.  Between the trees, you can see the Severn River on a beautiful summer day.  Just look at that beautiful blue water and sky!

The next scheduled Brigade of Midshipmen Dress Parade at Worden Field will be at 4 p.m., April 13, 2011, followed by another on April 20 at the same time.  The following photo shows a parade in progress, with this gazebo on the far end of the field.  (Credit:  U.S. Naval Academy, with permission.)  Beyond that is the historic building which houses the Naval Academy Club on the first floor and the Navy Gateway Inns and Suites guest accommodations on the second and third floors.  The the dome of the U.S. Naval Academy Chapel stands tall in the heart of this beautiful campus.

I hope you're enjoying my "Annapolis Views" series.  This is the second installment, following Annapolis Views - The U.S. Naval Academy Bridge.

Q.  I'm embarrassed to admit it, but I lost my Bowie MD home to foreclosure last year.  Will I be black-balled from ever being able to buy another home?

A.  This is a question we'll be hearing a LOT in the next few years, from my neighbors in Crofton MD and folks across the country, as the number of foreclosures continues to grow.The answer comes from Cary, N.C. lender Eleanor Thorne, and you'll walk away from this feeling reassured because the short answer is "Yes!" 

Eleanor will tell you about the timing under different mortgage programs, and what you should do to qualify for a mortgage in the future - information you need to know, as you negotiate a lease and start making long-term plans.

In the end, she cautions that rules are constantly changing, and the way lenders apply the rules isn't the same in every case.  I echo her recommendation that you check with a lender as the time draws closer to find out if the rules change between now and then, rather than rely on information online which could be outdated.  Whether you're in Cary NC or Crofton MD or Anywhere USA, you couldn't go wrong checking with Eleanor Thorne.  She'll update you on the answer to this question and refer you to a lender in your own neck of the woods.

Q.  I didn't have a buyer-broker agreement when I bought my last home... Why do I need one now?

A.  At your first scheduled meeting with any real estate licensee in Maryland, you will receive a form titled Understanding Whom Real Estate Agents Represent (sometimes referred to as the "Agency Disclosure") which you must sign.  No obligation on your part is implied when you sign this form; it simply acknowledges that you received a copy of this information from the agent.

The Agency Disclosure provides very clear and comprehensive explanations of the relationship between real estate licensees and consumers in Maryland.  In the meantime, here's a much briefer explanation that will help answer your question.

Agents Who Represent the Seller -

• A Listing Agent is the real estate licensee hired by the seller of Maryland real estate to represent the seller's best interest. 
• A Co-operating Agent is a real estate licensee who simply assists the buyer but represents the seller (not affiliated with the listing broker).

Agents Who Represent the Buyer -

• A Presumed Buyer's Agent is a real estate licensee with whom you have no formal representation agreement.  He/she is presumed to be working in the buyer's best interest, provided they are not affiliated with the listing company.   However, a presumed buyer's agent cannot prepare an offer or negotiate on your behalf without a written agreement outlining both parties obligations to the other (A Buyer-Broker Agreement).
• A Buyer's Agent - An agent hired by the buyer of Maryland real estate to represent the buyer's best interest.  This requires a written agreement outlining both parties obligations to the other in the search for and purchase of a home.  (A Buyer-Broker Agreement)

Dual Agents -

• A Dual Agent does not exclusively represent either the buyer or seller, because both agents are associated with the same broker/real estate firm.  This is explained in much more detail on the required Agency Disclosure form and a separate form titled Consent for Dual Agency, which the buyer and seller must both sign when the listing and selling agent are affiliated with the same broker/real estate firm.

No matter which type of agent you choose to work with, you have certain rights and responsibilities that are outlined on the Agency Disclosure, including this one:

• All agreements with real estate brokers and agents should be in writing and should explain the duties and obligations of both the broker and the agent. The agreement should explain how the broker and agent will be paid and any fee-sharing agreements with other brokers and agents.  (That's word for word, straight from the form.)

This written agreement is the Buyer-Broker Agreement which formally makes you a "client" rather than a "customer" of the agent.  Yvette Chisolm, a colleague at Long & Foster Real Estate, Inc., addressed this topic in her post Client or Customer - Does It Really Matter?, and I encourage you to click through and read it.  Together with the brief descriptions of the different types of "agency" in Maryland you see here, I think Yvette's post will help clarify why you need a Buyer-Broker Agreement in Maryland.

Information in this post should not be construed as legal advice.  Be sure to consult with a Maryland-licensed attorney for information about any legal matter, including the sale or purchase of a home.

Thinking of buying or selling a home in Crofton Maryland? 

Yes, it really does matter whether you're a "client" or "customer" of your agent.  There's a BIG difference!  Yvette Chisolm did such a good job of explaining this to her Montgomery County clients that I'm going to refer my Anne Arundel County clients to her for more on this hot topic in Maryland:

Rarely-seen view of the Naval Academy Bridge

This is one of many "rarely-seen" views of the Annapolis area that I've photographed from the U.S. Naval Academy grounds.  I say that because access to the USNA "yard" is restricted and not everyone has the opportunity to enjoy the marvelous photo opportunities on and from there.  As a military spouse,, I do have that privilege and never tire of the beautiful views, grounds, and buildings.

I noticed this view of the U.S. Naval Academy Bridge as I walked to my car from the pharmacy yesterday and it occurred to me that anyone relocating to the area might enjoy a series of Annapolis photos taken from a different angle than they usually find online. 

In the following photo of the U.S. Naval Academy Bridge, we see the Blue Angels overhead in their annual performance during Commissioning Week at the Academy.  (CREDIT:  U.S. Naval Academy, with permission.)  This was taken from the field you see between the cars and the Severn River in the first photo.

The U.S. Naval Academy Bridge is located on Route 450 headed Northeast between Annapolis and Rt. 50 en route to the Chesapeake Bay Bridge.  It's adjacent to the USNA, not on the grounds, and its a public thoroughfare with a beautiful view of the Severn and the USNA.  The bridge you see here replaced a working drawbridge which had been the main access to the Academy from the Eastern Shore of Maryland and Baltimore at one time.

The new bridge was built in 1994 - perfect timing for re-naming it the U.S. Naval Academy Bridge in honor of the 150th anniversary of the Navy's premier higher education institution.  I suspect it still satisfies the nick-name some Midshipmen (students) have given it over the years, however... the "Oh shit" bridge, indicating the state of their nerves crossing the bridge en route to the USNA for the first day of Plebe Summer.

Today, this bridge is the shortcut enabling locals to get from Arnold and Severna Park to Annapolis without having to use Rt. 50, which can be a bottleneck on weekends during beach season.  In fact, it's also a shortcut for locals to avoid the Severn River Bridge traveling from Crofton, Riva, and Annapolis to the Chesapeake Bay Bridge.  That comes in handy whenever there's construction or an accident on that stretch of the road.

While there's loads of information online about the U.S. Naval Academy Bridge, I suspect it's that last paragraph which newcomers to the area will find most helpful as they learn their way around Annapolis.

If you're relocating to the Annapolis area, I hope you'll think of me when you're ready to start looking at homes and communities.  We moved to the area when my husband got PCS orders to the USNA as an instructor after four years of sea-duty out of San Diego.  What a great opportunity that was for us, and I'm sure you'll enjoy the Annapolis area, too.

Admission is FREE when the U.S. Army Field Band performs for local residents at Arundel High tonight.

Arundel High School is just down the road from Fort Meade, and plenty of students at Arundel have family members stationed or employed there.  But I'm guessing some of these students and families may not have had an opportunity to hear the U.S. Army Field Band perform - at least not "up close and personal" like this.

Well, folks, you are in for a treat!  Music critics say the Army Field Band is one of the most versatile and inspiring musical organizations in the world. (And this performance is open to the public, so it's not necessary to have a connection to the school to attend.)

These "Musical Ambassadors of the Army" have been performing for audiences worldwide for 65 years.  (Yes that means the organization is older than many of the Arundel students grandparents.) But it's not often "the locals" have an opportunity to hear them live.  I wouldn't wait to get your free tickets to the Arundel H.S. performance of the U.S. Army Field Band by clicking on this link.

There are four components to the band:  the Concert Band, the Soldiers' Chorus, the Jazz Ambassadors, and The Volunteers.   It's the Concert Band that will perform at Arundel... the ones you see marching in parades and performing at bowl games.  They are the oldest, largest, and biggest of the bands, and their program typically consists of marches, overtures, popular music, patriotic selections, and instrumental and vocal solos. Conductor for the evening will be a special guest - Allan McMurray, Director of Bands at the University of Colorado at Boulder.

Arundel High School is located at 1001 Annapolis Road (Rt. 175) in Gambrills MD 21054 - about halfway between Crofton and Fort Meade.  For more information, you can call (301) 677-6586.

Other upcoming performances of the U.S. Army Field Band in this region:

• January 27, 2011 - The Jazz Ambassadors will perform at Glenelg H.S. in nearby Howard County
• February 27, 2011 - The Soldiers Chorus will perform with the Maryland Boys Choir in Baltimore

You can click on View the Band's full schedule to find out if the U.S. Army Field Band will be performing this year in or near your community, as they travel around the nation and the world.

Q.  We're concerned about using a lockbox when our house is on the market because we just don't feel safe with our house key available to strangers. Can you tell us how it works?

A.  Admitting strangers into your home while it's on the market can be a little nerve-wracking, Mr. Seller, and giving them a key to the front door... well, let's just say that's nerve-wracking, too.

I understand your concern, and that's why I made a video to demonstrate the lockbox we'll be using for your home.  The video is a little long (3 and a half minutes), but worth it for you to see how the lockbox works.  I think this will give you and your wife the peace of mind you're looking for. 

A buyer has to see your home before they'll buy it, and you can't be available every moment of every day. An electronic lockbox helps to address this issue by allowing authorized users to insert their "smart card", registering their identity and the date/time of showing as well as giving them access to your key. Homes without a lockbox have fewer showings and take longer to sell.

Hopefully this video provides the reassurance you need for allowing me to place a lockbox on your home.

January has been a great month for Maryland, when it comes to rankings for public education.

The same week Maryland public schools were ranked #1 in the nation by Newsweek Magazine, Education Week, and the College Boards, we find the University of Maryland ranked #5 on Kiplinger's List of Best Values in Public Colleges.

These rankings are based on a combination of academics and affordability, using data provided by Peterson's/Nelnet from more than 500 public four-year schools.  Academic quality - measured by SAT/ACT scores, admission and retention rates, student-faculty ration and graduation rates - counts for nearly 2/3 of the score.  Affordability - determined by the cost of in-state tuition, mandatory fees, room and board, books, out-of-state costs, debt at graduation, and other factors - is used to complete the score.

Sharing the limelight with the University of Maryland in the Top Ten on this prestigious list are the following public higher ed institutions:

1. University of North Carolina at Chapel Hill
2. University of Florida
3. University of Virginia
4. College of William and Mary
5. University of Maryland, College Park
6. SUNY Binghamton
7. SUNY Geneseo
8. University of Georgia
9. University of Wisconsin, Madison
10. University of Washington

To see a photo and highlights for each of these institutions, click on VIEW SLIDE SHOW. 

Check out this INTERACTIVE TOOL to learn which public colleges and universities ranked in the Top 100 nationwide. 

When I did that, I found St. Mary's College at #40, Salisbury University at #60, Towson University at #78 and the University of Maryland, Baltimore County, at #91.  Congratulations, Maryland! 

Now... if only our football and basketball teams would do as well in the rankings...  Go Terps!

Originally posted by Margaret Woda on FocusInCrofton.com

Q.  How are Maryland schools?  I'm considering both Maryland and Virginia, and school rankings will help us choose which area to live.

A.  Boy, do I love this question because my opinion that Maryland schools are GREAT is supported by the experts:

"For the third straight year, Maryland's public education system received number one rankings in 2011 from Education Week, College Board and Newsweek for the highest percentage of rigorous high schools in America.  We should all be truly proud for these consistent and remarkable accomplishments."

Nancy S. Grasmick, State Superintendent of Schools

Congratulations to Maryland, and especially State Superintendent Nancy Grasmick and all the dedicated educators who contributed to this #1 ranking for Maryland schools AGAIN.  It's certainly no small feat to make the top 10, or the top 5 in the nation, but topping the entire list... and then, to repeat... and repeat again...

Yet State Superintendent Grasmick says "We have no intention of raising a victory flag as yet."  She went on to report, in this morning's press release, that Maryland is strengthening standards for students and educators, building a new data warehouse, and constructing a foundation for even more improvements. Maryland is able to do this, in spite of today's troubled economy, as a result of receiving Race to the Top federal funding in August 2010.

Rankings in the Quality Counts report are based on data collected by Education Week during the fall and summer, as well as information obtained from the American Federation of Teachers and government agencies such as the U.S. Department of Education and the U.S. Census Bureau. 

What's so special about Maryland Schools? 

 The Quality Counts report ranks each state in the following:

• Chance for Success
• Standards, Assessments and Accountability
• Teaching Profession
• School Finance
• Transitons and Alignment
• K-12 Achievement
• Push for Common Standards
• Math Progress Index

Why not compare rankings earned by public schools in the state where you live now, compared to Maryland?  I think you'll be reassured about relocating to Maryland, when you do.

Just click on this interactive map on the Education Week website. If you prefer to read the full report, including charts, graphs and national averages, you may purchase the complete report for $4.95 at Quality Counts 2010 State Highlight Reports.

No school system in the nation earned a cumulative grade of A or F; two states (South Dakota, Nebraska) and the District of Columbia earned D; most earned a C.  Only twelve school systems earned a B:

1. Maryland
2. New York
3. Massachusetts
4. Viginia
5. Florida
6. Arkansas
7. New Jersey
8. Georgia
9. Pennsylvania
10. West Virginia
11. Ohio
12. Vermont

Of course, any school is only as good as your own child's individual classroom teacher, no matter where it's located.  But I think you'll agree that odds of your children's education being top-notch are greatly increased when they're inrolled in the #1 public school system in the nation.

Why don't you click on A Tour of Local Public Schools for Crofton Newbies (June 3, 2010) for more information about the various schools in this area.  If you have any questions, there's a link for every elmentary, middle and high school your child is likely to attend if you purchase a home anywhere in the greater Crofton area, including Davidsonville, Gambrills, and Odenton.