CarolynTracy

 CarolynTracy

is a subsidiary of TracyBorder, Inc.

CarolynTracy is a full service interior design firm specializing in the design and marketing of new construction for the developer.  I have a proven system for creating a comprehensive building standards and upgrade program consisting of a thorough understanding of costs, margins and profit. 

I prefer to be involved from concept through buyer turnover however my services can be selected individually or together as a package.  My experience with architects and subcontractors is extensive and I have a full understanding of all plan reviews and details.  I can develop a comprehensive business plan outlining an in-house division's vision for growth, increasing productivity, referrals, profits and goals.  I like to perform bi-monthly meetings with Real estate teams to identify target markets, most competitive products, state of presentation of models and common areas and coordinate most effective attack on competitors’ projects to be used in sales as well as upgrades.

My standards and upgrade services include procuring pricing, samples and providing all applicable forms for communication between the designer, developer, architect, general contractor and realtor.  I start by providing the developer with a comprehensive comparative analysis of the industry identifying current conditions and competitors’ advantages and niche markets and then recommending building standards and upgrades i.e. carpets, appliances and painting and window covering services.  Additional upgrade selections and costs will be dispersed to the appropriate parties as they arise.  I procure upgrade deposits review final totals and closing dates with the developer.  My closing walkthroughs are thorough and realistic. 

Developing a guiding role in the customer relationship is one of my stronger assests.  I believe customer relations are invaluable and once establish create a much smoother transition of the unit.   I have created a “What to expect” booklet to share with buyer and be sure they know where to go for what.  I am a buyer liason regarding closing dates, selection dispersal, misc. unit questions.  I create a customer welcome kit with appliance manuals, first step walk through on mechanical items and care information on all finishes.

Upon meeting with new buyers my goal is to create a trusting environment with honest appraisals of standards and upgrades with the understanding that an upgraded unit will always sell first and with the most profit.  Buildings with many upgraded units also carry their weight in the market and are always recognized by realtors.  My services may vary from providing and selecting only standard selections with buyers to creating custom built in environments to fully furnished units.

My sales center, model and common area designs are warm, inviting and carefully chosen based on price and marketing objectives.  I provide my partners with a weekly review of all construction updates, costs, and appointments.  In the case of model design, I have done complete models from local retailers who provide the furniture for publicity to buying and furnishing complete units with the develepers inventory and new purchases.  I always create and update a Furniture Inventory of furniture, fabric and costs.  I record all standard and additional costs relating to each unit and prepare a monthly analysis of costs vs profit.

Some of my clients prefer to have a website of standards and upgrades for their buyers to peruse.  I develop, oversee, update and manage these websites with the building standards and upgrades, photo and pricing.