Why Use a Broker?

by / Wednesday, 19 October 2016 / Published in In the News, In the News, Press Releases

284_webWe are a nation of do-it-yourselfers.  Nowhere is the do-it-yourself (“DIY”) phenomenon more evident than in the home improvement market where Joe Homeowner decides to tile his bathroom, build a deck, or install new fixtures without a contractor.  Whole television shows have been built around the DIY movement.  While self-satisfaction of a job done right is one of the driving forces, the real key motivators for many homeowners is saving money and maintaining control of the remodeling process.

Marina owners as a rule are a self-reliant, entrepreneurial bunch.  So, it is no surprise that some owners take a DIY approach to selling their property rather than retaining a marina broker to market it for them and represent them in the process.  In general, the DIY approach means selling the marina to someone who has approached them with what they think is a good price.  The motivations are very similar to that of the DIY homeowner.  Unfortunately, based on conversations that we have had with marina owners who have tried to sell their marina by themselves, the result is often money left on the table or, just as bad, transaction that does not close at all.  Many express regret not having used a marina broker.

When a marina owner tries to sell his marina directly to a one buyer he ignores the fact that buyers have an opposing interest in purchasing the marina at a favorable price to them and under their terms.  Most significantly, a direct sale removes an important element from the process; the threat of losing the marina to competition. 

When we market a marina for sale it is a signal to prospective buyers that they are in a competitive situation and need to put their best foot forward when making an offer.  This reflects the fact that when we take on an assignment to sell a marina on behalf of an owner several important things happen as follows:

  • We become a promoter of the property to buyers highlighting the positives of ownership and the potential upside.  Just as important, we try to anticipate and mitigate the ways that buyers can diminish value.
  • We underwrite a seller-favorable NOI that is credible and can be defended in the marketplace resulting in a higher sales price and net proceeds to your, the seller.  Because of our expertise in evaluating marinas we have developed a keen sense of what is a reasonable expense and often uncover charges that can be adjusted in the seller’s favor.
  • We get buyers excited about the opportunity by developing a credible pro forma business plan and five-year projection to shows the future cash flow of from the marina.  This allows us to push value and also helps us maintain the price during the due diligence process if an issue comes up.
  • We exposure your property to the widest possible range of buyers.  This is important because not every buyer underwrites the same or has the same return requirements.  For example, some buyers underwrite with a management fee in expenses, while others do not.  This can have a wide impact on the price the buyer is willing to pay.  As an example, we just put a property under contract after a process whereby both national buyers and local buyers competed.  The winning buyer, a local owner, offered significantly more than the national buyers due to the difference in underwriting and return requirements.
  • We qualify buyers to determine whether or not they have presented an offer that they can actually perform on or are just looking to tie up the property while they raise capital to close.  
  • We obtain back-up offers to help reinforce the competitive nature of the process and hold buyers to doing what they say they are going to do.  
  • We use our experience in negotiating the terms of the due diligence process and contingencies so that the transaction has the highest probability of closing.
  • We manage the due diligence and closing process constantly reinforcing with the buyer the future opportunity and minimizing any attempts to re-trade the price.  
  • We act as a buffer between the seller and the buyer so that emotions do not derail the sale.

By creating a competitive marketplace for your marina we are able to deliver the best price, best terms, and certainty of actually closing.  

Published October 19, 2016

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  156. You should take a 2nd look at the play-by-play Hofer instead of making things up Hofer. The 49ers ran on 1st and 2nd three times in the red zone today. Two of those drives ended in TDs, one by CK7 and one by Gore.The other drive failed on a 3rd and 3 incompletion. I suppose 3rd and 3 is the new 3rd and long.

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  166. hello everybody,i have heard from this yoga teacher training from a friend of mine, alexander de waele. i started practicing yoga in nyc, 2 years ago coming from a dance backround. i really got into it and it is a big part of my life. since half a year i am looking around for yoga teacher training. i ws thinking about doing it in ncy with yoga to the people or dharma mittra. but, it seemed like it wasnt the right time yet and maybe not the right vibe at this moment in time…but i know that i want to do this and maybe this is the right way for me to go. in brasil.i hope to hear from you,melanie.

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  181. Thanks for telling me your website was up, Paul! I’m so proud of your and Tack’s work!! I’ve read the text and found it clear and learned a lot. What wonderful work you are doing; in tune with Nature, truly sustainable, part of Canadian (and US) history, health-promoting, and the craftsmanship is shown clearly in every photo! I liked the stories of the homes you’ve constructed too! And the website is user-friendly. Love, Mom P.S. The only problem I had was how the square-footage is calculated (my usual width times length didn’t add up properly with the figure given).I need a lesson…!

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  189. earlier, it is likely that the next year or so will see the ODI rankings move and slip a fair bit between these top four teams. So a capture of the top spot for a few days or even a few weeks will be neither here nor there. What should be more important for the India fan is how Team India shapes up towards the 2011 World Cup!”Finally, I believe I saw the #1 spot article on Times of India and took their word for it. I can’t seem to find it now.

  190. Interesting how as I'm looking up my list of blogs to read, I was thinking of some "whys" in my life….and once I started reading this post, Elaine, it became clear as to "why"……my faith…or lack thereof…..Such words I've needed to "hear" and take to heart.Thank you for sharing this awesome message…this old girl needed "preached" at this morning!Praying for you!~Beth

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  198. Lovely pictures! Seems like you found a lot of little spring signs everywhere although it is that cold! It is the same here, I got a cold also, because I underestimatet the weather. Just because sun is shining doesn't mean it is summer and warm! Looking forward to your other doilies!

  199. Francoorp disse:Antonio M em 24 mar, 2010 às 12:40US$ 87.mil por hora…. tem gente que acredita em preços dados por jornais e revista que apresentam a foto do Gripen nas suas páginas, com a Veja que tenho aqui em casa… não tenho mais, está com a minha mãe agora a revista.Isso é propaganda pura e simples!!Valeu!!

  200. My vote is to keep your “Naked Pastor” name. However, if for the reasons that you cited, you really feel strongly that it should be changed, then select an alternative name. Maybe “Baring it All” or “Bearing Something.” Something less catchy than naked, but still reflecting your unorthodoxy.

  201. Julien, si je peux me permettre mon commentaire concernait la validite des faits qui etaient enonces par Zip.Ca vout foutrait la honte d’enoncer des fait corrects sans rajouter de cynisme ? Je suis le premier a reconnaitre que le systeme francais, malgre qu’il soit relativement couteux permet a tous les francais d’etre soignes tres correctement. Bien a vous, signe: une personne qui n’utilise pas l’anonymite pour en mettre a d’autres personnes.

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  219. I remember the Boston Newbury Street store. For a time in the 90s it moved to the corner of Arlington and Stuart Streets to a teeny tiny store. But it was there that I found some lovely maternity-type dresses to wear during my pregnancy in 96. I still have those dresses; they were a soft corduroy, empire cut, one in green and one in blue. They were the most lovely and comfortable dresses I could have ever owned. Thanks for bringing back some lovely memories. It was indeed a sad day when Laura Ashley disappeared from Boston.

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  226. Michael the Arab, whoops I mean, Robert the Native American…wait that’s not right.Anyways, which persona are you today? Lying with a sprinkle of sarcasm or Lying interlaced with lame one-liners?

  227. Seems that Condell's (who I had not heard of before) ethnic origins are strangely vague. Q: What's English and Irish and LOVES the jews.A: An English-Irish crypto jew.

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  231. … "Has anyone noticed that Obama NEVER has mentioned a damn thing throughout his campaign or Administration about Blacks?" I haven't heard him mention anything about whites, either. SO?But he is Black, don't he know that we are special and need everyone to treat us specially otherwise we can't make it and they are racist?

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  235. One thing not noted above is the clarification you made in your FB post that the request for a “plate to go” is a health code violation, and no one is allowed to take food out of the building.I know that didn’t change the minds of those attacking your post, but it did put it in context for me.

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  240. > Pierre Henri « il y aurait un moyen beaucoup plus simple, et je suis très surpris que vous n’y pensiez pas… ABOLIR la peine de mort en Chine »Mais oui, vous avez raison, Pierre Henri, comment n’y ai-je pas pensé ? Je propose donc que nous tous, Ellespistes, décrétions l’abolition de la peine de mort en Chine.(…)Voilà, c’est fait.(…)Je ne me tiens plus d’impatience… Bientôt le prochain rapport d’Amnistie Internationale !

  241. I wonder how the whole situation must look like to the men! The poor guys must be really confused ! Two halflings suddenly show up in Ithilien with some big secret and news of the late Captain-general, and accompanied by some sneaky ugly unidentified creature that found her way into their long hidden refuge. They have some secret conference with their Captain and then he just lets them go against some very important law. What's going on there ?? Yep, they must really trust him!

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  243. Les règles, lois, circulaires, décrets, règlements produits par le Parlement, les collectivités territoriales, administrations et autres instances ont atteint une côte d’alerte. Cette surabondance de normes empiète sur la sphère des Français et devient attentatoire à leur liberté.La faute aux salauds de socialos qui y ont la majorité depuis 9 ans. Oh, attendez…

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  245. "a car and its peoples live here". The garage is more subdued in #2 – at least from this angle. Definitely curious about what is going on with that rear corner pillar in #2 as well -looks more interesting. When I saw #1 the other day I thought "that's a home? not a dentist office?"

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  247. “Musik ist neben Atmen… essentiell für mich.” Na, das sagt ja schon alles und finde ich eine schöne Beschreibung. Danke für deinen interessanten Beitrag, der nicht ohne Augenzwinkern ist. Ãœbrigens geht es mir in einem Punkt genau wie dir: ich muss vermutlich nachschauen, wie all die Musikrichtungen heißen, deren Bands/Songs ich gern höre. Bei einigen ist es zwar schon klar, aber bei anderen wird es mir die Wikipedia sagen. Das wird noch mal spannend.

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  249. Laughing so hard! 🙂 Oh you crack me up. Yes, there is such a difference in how cultures date and move the relationship along. I’ve been with my Aussie for four years now and I’m STILL finding things that culturally are so different than what I’m used to. Not bad, often hilarious, but always interesting. :-)Krista´s last post ..

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  251. Oh, and if someone just does not want to sew a dog bed Molly’s Mutts (online) has some good ones – she just sells the covers (many good fabrics) and then you stuff it with whatever you want. I have two and I like them!

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