Daily Archives: May 17, 2011

Cool tech to drive real estate biz | Inman News in Pound Ridge NY

 

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 One of the great things about owning an iPhone, iPad, or an Android-based mobile device is all the fun applications that improve the quality of both your life and your business.

At our recent Awesome Females in Real Estate conference, Cary Sylvester, the executive director of technology for Keller Williams, spoke at a great session, entitled, “There’s an App for That: Technology Tools to Drive Your Business.” The cost of most of those apps she discussed ranges from free to $1.99.

The first category Sylvester discussed was communication. (Please note that these apps are available for both Apple and Android operating systems, unless noted.)

1. Google Voice
Most agents have multiple phone numbers on their cards and their marketing materials. The challenge is that clients have neither the time nor the inclination to track the agent down. Google Voice creates a single, personalized phone number that rings on all of your phones at the same time.

Facebook Ideas from Leading Retailers | Pound Ridge NY Homes

As U.S. consumers continue to spend increasing amounts of time on Facebook, and as brands amass larger followings than major women’s magazines, fashion retailers are investing greater resources into the world’s largest social network.

But how can retailers optimize their Facebook presence? Should they focus on entertainment and product, or is it best utilized as a customer service channel? How far should they engage? Is it too early to think of Facebook as a sales tool?

We’ve taken these questions to some of the best and brightest minds in the business and gathered their thoughts for you below.


1. Focus on Engagement, Not Sales


 

 

 

Although some retailers, such as Express and ASOS, are opening up stores on Facebook, the time is not yet ripe for F-commerce, most fashion retailers agree.

While iframes is certainly making ecommerce integration on Facebook easier and more cost-effective, Facebook is still best employed as a customer relationship management (CRM) tool, says Maureen Mullen, chief researcher at luxury think tank L2.

“In the same way that portals MSN and Yahoo and then search became the most powerful shopping engines in the world, social media will be the next big wave,” Mullen believes. “But we’re not there yet. Right now [retailers] need to focus on engagement and content strategy,” she advises.


2. Develop a Product-Centric Content Strategy


 

 

 

Mullen recommends retailers provide information and access to products beyond what fans would find on their ecommerce sites or in their stores. She suggests retailers develop visually attractive, entertaining content that enables fans to learn more about the design and development of a product, the designer who created it and others behind-the-scenes snapshots.

“Fans really want to hear more about product and want to interact with the brand itself,” Mullen says. “Provide users with content they never would have had access to without the advent of social media, share different perspectives and allow fans to share what they think in real-time,” she adds.

Ralph Lauren-owned retailer Club Monaco’s Facebook Page is designed to give fans an inside look at the company’s brand and culture while simultaneously becoming a part of it — what Ann Watson, Club Monaco’s VP of marketing and communications, calls the “inside out” approach.

“Our goal is to use Facebook as a portal to share additional content that’s not available anywhere else,” she says, noting that Facebook is the place where news, content and lookbooks (often modeled by Club Monaco employees) are shared first. Club Monaco also offers exclusive giveaways, such as concert tickets and original art.

Facebook, Watson believes, isn’t just a channel for sales, branding, entertainment or engagement — it’s a place for all of these things. “The messaging is what differentiates it. We drive sales by humanizing the message around it — literally!” she explains. “We promote our product in a way that we hope fans feel is authentic, because we display it via real people on our team and the real way they wear our collections, offering genuine styling tips,” she says.

 

 

 

We also admire the Facebook Page of New York-based luxury retailer Bergdorf Goodman, which creates a range of content around a certain theme or trend based on what’s happening at its store, a spokesperson tells us. Last week’s theme centered around its Jean Sequence event, which is extended across content and imagery on the retailer’s Facebook Page, blog, website, Polyvore tab and more.

“Like the store itself, we want our page to be a destination where people enjoy spending their time and looking around,” the spokesperson says. “It’s about providing interesting and compelling information as a fashion leader… [and] having a conversation with people; sales is just a by-product,” she adds.

“The primary focus for us is engaging and entertaining our fans — if in turn this results in sales, this is a bonus.”


3. Allow for Two-Way Dialogue


 

 

 

Whilst many of the above brands have done commendable jobs developing content around product, several have just as commendably opened up opportunities for engagement — something, L2′s Mullen says, most fashion brands are too afraid to do.

Fashion and especially luxury brands are “very protective of their brands and images, traditionally maintaining an armed distance from their consumers and creating a sense of scarcity around their product,” says Mullen. Yet many brands aren’t allowing their Facebook Pages to be truly social; “users are being allowed to opt into a relationship with [brands], but [brands] are telling them they don’t really care what they have to say,” says Mullen.

Brands and retailers need to open up opportunities for two-way discussion as much as possible, Mullen insists. She encourages marketers to employ polls, respond to fans’ comments and develop content based on their feedback.

These tools are well-utilized by brands and retailers Tory Burch, Diane von Furstenberg and Bergdorf Goodman, which allow fans to post not only in the comments, but directly on the Page. Whilst this does create some moderation work, it also underlines the value each company places on its customers.

Last year DKNY briefly turned off the ability for fans to post directly on its Page (a certain PETA protest might have had something to do with that decision). But now, with fans able to post freely on the Page, it is certainly one of the most responsive among fashion brands and retailers. The company’s communications team keeps a close tab on fan comments, furnishing timely responses to questions wherever necessary — a practice rarely carried out by companies of its size.

 

 

 

Flash sales site Gilt practices two-way engagement on its Facebook Page via a sophisticated “Support,” tab where fans can ask questions and deposit feedback. The tab is closely monitored by Gilt’s customer service team, so users can expect to see timely and accurate responses to their queries. (We also love that Gilt gives an early preview of its flash sales, which begin every day at noon, via the “Preview” tab — a great way to drive sales and reward fans.)


4. Build Your Fan Base


 

 

 

While a strong content and engagement strategy can help a Page grow organically, retailers are also bolstering fan numbers by advertising on Facebook and developing multi-channel campaigns.

According to research firm Efficient Frontier, the cost of Facebook ads jumped 40% in 2010, a number that is likely to continue to increase dramatically over the next several years. In her research, Mullen has found that Facebook advertising is the easiest way to build up a fan base, particularly when paid ads are coupled with campaigns that extends across several online and offline channels.

She cites a Covergirl promotion of a new “natural luxe” line of makeup in January. The makeup company ran TV ads prompting viewers not to head to covergirl.com or their nearest Walgreens, but to log in at facebook.com/covergirl, where fans could sign up to be part of the “Covergirl movement,” get free samples and upload videos of themselves sampling makeup. The commercials, which garnered 8,000 Likes on the first day of airing alone, were accompanied by Facebook ads featuring spokesmodels Taylor Swift and Queen Latifah, catapulting Covergirl into the number-two spot (in terms of Facebook Likes) among beauty brands on Facebook.

Oscar de la Renta also employed a cross-channel strategy to build buzz around its first fragrance launch in 10 years. The company leveraged its existing PR assets as well as Facebook ads to drive consumers to sign up for free samples on its Facebook Page. The brand ran through its initial 5,000 sample allotment within 24 hours, and because it was generating so many Likes, the brand decided to give away 25,000 samples, which it ran through in three days, Erika Bearman, Oscar de la Renta’s director of communications, tells us.

Not only was the giveaway successful in terms of press mentions and Facebook Likes — the initiative increased total Page Likes by 40% — it also turned out to be a valuable feedback tool for the company. Approximately 5,000 people took the time to answer questions on the scent in a followup survey, a testament to the two-way nature of Facebook, Bearman notes. “Sampling as a concept is old school, but with a traditional sampling you don’t get to hear what people think,” she says. “I think that the ability to collect feedback on your product is an important advantage to Facebook as a marketing platform,” she adds.


5. Let Your Strategy Evolve


 

 

 

As the case studies above illustrate, a well-developed, engaging content strategy, coupled with on-site advertising and multi-channel campaigns to drive Likes, is the best way to ensure that retailers are prepared for the advent of social media-driven commerce.

It’s also important to keep content fresh, and to evolve one’s Facebook strategy over time. “Be open to evolving your tactics within your strategy to avoid getting too formulaic,” Club Monaco’s Watson reminds retailers.

Jason John, senior direct of marketing at Gilt Groupe, agrees. “Keep experimenting to find the right strategy… [and] alter your communication style on Facebook [whilst] staying true to your brand. You don’t need to be quirky or funny to be successful in social media, just stick with your brand values and create an honest and open conversation with your fans. They will tell you what you need to be successful.”

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Pound Ridge Luxury Homes

Redraw title for proper inheritance | Inman News in Mt Kisco NY

  

DEAR BENNY: My parents (now in their 80s) own a fourplex with my brother and his wife as joint tenants with right of survivorship. They agreed to a 50/50 partnership at the beginning. Both couples agree that if they died their respective 50 percent share would go to their respective estate and not to the remaining partners.

Question 1: Shouldn’t they have the title redrawn as tenants in common to do what they initially intended?

Question 2: If my brother and his wife refuse to go along with changing the title to the property to tenants in common (which they may not want to do), can my parents proceed to change it without their partners’ consent?

My brother and his wife have made it very clear that they want their 50 percent share to go to their kids in the case of their death, but they may be banking on acquiring 100 percent of property upon my parents’ death (because of their advanced age) if title stays the way it is. –Meg

DEAR MEG: The fourplex, in my opinion, is titled in a very confusing way. When property is held as joint tenants (or preferably joint tenants with rights of survivorship), on the death of one joint tenant the property automatically is vested in the name of the survivor. We lawyers call this “title by operation of law.” So if X and Y own title as joint tenants, when X dies, Y becomes the sole owner. No probate is required.

In your parents’ situation, what happens if your dad dies? Presumably, the remaining three owners remain in title, again as joint tenants.

But if the intention of the parties was their respective heirs are to inherit the property on their death, that will not happen the way title is currently held.

The best way to accomplish that is as follows: “mom and dad as joint tenants with rights of survivorship as to their interest and as tenants in common with brother and wife, who hold title as joint tenants with rights of survivorship as to their interest.”

Your parents should discuss this with their son. You should stay out of this issue, other than to show them my answer in this column. But if your brother is unwilling to cooperate, it is possible for your parents — without their son’s permission — to break the joint tenancy arrangement and change it to a tenant-in-common title.

I have done this several times for clients, under similar situations. A joint tenancy can be unilaterally broken. However, your parents should consult their own attorney to assist them in the proper procedure and drafting of the new title arrangement.

DEAR BENNY: In a recent column, you indicated that a giftor’s lifetime tax exemption is $1 million. However, after searching this out, I believe that for 2011 the lifetime gift tax exemption is $5 million, which is the same as the federal estate tax exemption. Am I wrong? –Frank

DEAR FRANK: You are correct. For years 2011 and 2012, the lifetime gift tax exemption is $5 million. This is the same amount as the federal estate tax exemption. What this means is that in your lifetime, you can give up to that amount. However, there is a catch: This amount will then be subtracted from your estate tax exemption.

That does not mean, however, that you should give all that money to your children tomorrow. In addition to the lifetime exemption, you are still entitled to the annual gift tax exclusion, which for 2011 is $13,000. That means that you can give up to that amount to anyone and everyone, and neither you nor the recipients will have to file any tax returns on that nor will they have to pay any tax. And the $13,000 annual exclusion does not reduce your lifetime $5 million gift and estate tax exemption.

This is beneficial for parents who want to help their married children buy a house. For example, if you have a married son and a married daughter, you can give each one of them $13,000 (or $26,000 per couple). You can also give the same amount to all of your grandchildren.

It should be noted that although the $5 million gift and estate tax exemption passed by Congress is the law until 2012, there is a good chance that the exemption will continue in at least that amount in later years. But stay tuned: Congress is completely unpredictable.

DEAR BENNY: We want to gift our daughter a house that we paid $123,000 for in 1999. We made approximately $20,000 in improvements to the house. Because of the depressed housing market, we believe the value of the house remains at the price we paid for it. Because our daughter suffered a stroke, she is on Social Security disability and is unable to work. What effect, if any, would gifting the house to her have on her Social Security disability? And what effect, if any, would it have on us? –Ardath

DEAR ARDATH: My first question is why you want to even consider gifting the house to your daughter. Are you trying to reduce your estate? Do you have another house — and sufficient assets — so as to live comfortably?

Regardless of your motives, there are several issues you must consider.

First are tax issues: If you gift the property to your daughter, she will receive your tax basis, which you have indicated is approximately the cost. Tax basis is the value of the property when it was bought, plus any improvements made over the years. When the property is sold, you have an adjusted sales price. That is the sales price less such items as closing costs and real estate commissions. Profit is determined by subtracting the basis from the adjusted sales price.

No big issue there except that if you instead keep the property and leave it to her when you die, she will receive a basis stepped up to the appreciated value as of the date of your death. Oversimplified, this could mean a substantial savings in capital gains tax.

I recognize that readers will say: Well, if she owns and lives in the house for at least two out of the five years before the property is sold, the daughter can claim the up-to-$250,000 exclusion of gain, and may not have to pay any capital gains tax.

That is correct, but with two caveats: First, the daughter is disabled and may not be able to live in the house for that length of time. Second, Congress may tamper with the exclusion and it may not be with us in the years to come.

Second, there may be gift tax issues. Because the value of the gift would be greater than the annual exclusion (which is $13,000 per person), you will need to report the gift to the extent the current value is greater than $26,000 — i.e., $13,000 each. So you would each need to report around $50,000 against their $5 million lifetime exemption. Depending on your total net worth, this may not be a problem for you.

However, the bigger issue is that it is very likely that if your daughter is given the property, her government benefits could be reduced or terminated. There may be an exception for a personal residence so that it may not be counted as an asset for purposes of determining her qualification for disability benefits.

You must consult with an attorney in the state from which your daughter is receiving benefits (or will receive them after she moves to your house. The laws very from state to state on this.

So, before you make your final decision, talk with an attorney on all these issues. You don’t want to do something that can hurt both you and your daughter financially, even though it sounds like a good deed.

Benny L. Kass is a practicing attorney in Washington, D.C., and Maryland. No legal relationship is created by this column. Questions for this column can be submitted to benny@inman.com.

   

Seth’s Blog: Just imagine how much you’d get done

« The future of the library | Blog Home

Just imagine how much you’d get done

…if you stopped actively sabotaging your own work.

We must be talented, powerful and resilient creatures indeed given how much we manage to produce despite the constant undercutting, ridicule and needless censorship we aim at ourselves.

Posted by Seth Godin on May 17, 2011 | Permalink

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Kournikova Serves Up Miami Beach Home for Sale | Katonah NY Homes

Source: People.com

The most surprising thing about Anna Kournikova’s home in Florida?

There’s no tennis court.

Kournikova’s home is now listed on the Miami Beach real estate market for $9.4 million; she purchased the Florida mansion for $5 million in 2000.

While she’s well-known for her tennis playing career, Kournikova is also recognizable due to her striking good looks. At the height of her tennis career, she consistently made the top 10 most searched images on Google. The Russian-born athlete reached number one in the world in doubles in 1999 with doubles partner Martina Hingis. Following several injuries, the tennis player stepped back from her competitive schedule and is now playing for World TeamTennis and is focusing on charity.

Her beachfront home on the luxurious and private Sunset Island, (an area of Florida preferred by many celebs, including her longtime singer boyfriend Enrique Iglesias and rocker Lenny Kravitz), sits right on the water. The 6,630-sq ft Mediterranean-style house is within the gated community on the island and is surrounded by palm trees for further privacy.

According to the listing, the 7-bedroom, 8-bathroom home was built in 2000 and features Saturnia tile and hardwood floors throughout, high ceilings and arched windows, and an updated kitchen with granite countertops. However, what’s more impressive about Kournikova’s home is what’s outside.

The property includes a two-story guest house, sauna and large dock adding to the 156 square feet of water frontage. The large heated pool and Jacuzzi is surrounded by a coral rock pool deck and a covered dining area is “perfect for outdoor entertaining.”

The listing is held by Jill Eber of Coldwell Banker.