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Housing expectations for 2018
Potential speed bumps
Tight inventory conditions
Increasing home prices
Rising mortgage rates
Waning consumer confidence
*The Case for Optimism
7 things you need to know when selling a home.
Determine an accurate fair market value
Take the time to work closely with a reputable buyers agent who can create a thorough Comparative Market Analysis for you. You’ll need to get a good look at comparable properties in your area that have been appraised recently.
Find out what kind of buyer your property will draw
This will have an effect on what kinds of repairs you may elect to do, as well as determine what kind of financing a buyer can utilize when purchasing the home.
Get a pulse on the overall market conditions
Home sale’s ratios, buyer activity levels, and neighorhood competition can all influence the value of your property, as well as how long it may be on the market.
Perform all improvements that have a net positive on your resale value
Regardless of home condition, there are always improvements that can positively influence your re-sale value. Smells are highly important to focus on, as well as cleanliness.
Choose the right agent for your transaction
A passionate, knowledgeable local expert who intimately knows your neighborhood and market is important. Equally important is their communication, organization, and timeliness.
Prepare your home for those buyer showings
The cosmetic appeal of a property highly influences it’s value. To the untrained eye (like your average buyer), cleanliness is a proxy for how well the home was cared for. Be sure to send the right message with a bright & clean experience free of unwanted odors.
Get feedback from every buyer if possible
Your buyer’s agent can typically follow up with agent’s who show your home to their clients. Get feedback on the home condition, showing highlights, and make changes if needed to improve desirability.
"Reality TV" versus real world conditions
Reality TV Show myths
Buyers only look at three homes before they make a decision to purchase
The homes being chosen from are still active on the market and available for sale
When you flip a home, all you have to worry about is repair expenses when calculating profit
The house sells during it's first open house on the market
Real estate agents regularly live lavish lives on hundred thousand plus incomes
Real world conditions
Most buyers look at considerably more than three homes.
It's all staged for TV. Most homes viewed are sold or off market already.
Shows ignore taxes, insurance, interest, utilities, closing costs and commissions.
Properties typically sell after a showing with their buying agent
Most agents make much less. Take home pay is far lower after all overhead is calculated
Quick tips for would be property investors
Buying Takes Time
Don't rush into a deal just because you are excited. Take your time to locate the best deal.
TV shows tend to gloss over complex topics that influence profitability. Your budget needs to be accurate.
Calculate PITI payments
Property taxes and insurance can add a significant amount to your monthly payment
Find a great agent
You'll need an absolute professional experienced in your specific market
Meet your average first time home buyer
What kind of house do they want?
Move in ready homes
Upwards of 68% of buyers are looking to purchase a move-in ready property.
43% are looking to buy in a suburban area outside of a city
Energy efficient and smart technologies
Younger buyers make up a larger and larger market share, and are willing to pay premiums for upgrades they perceive to be good for the environment, or capable of reducing their energy footprint.
Large entertainers style kitchens, bright open floor plans are very popular. New homes are being built with large bedrooms and baths.
Common types of first time home buyers
20% of consumers overall are actively looking to purchase their first home.
46% of millennials will be looking to buy their first home in the next 1-2 years.
38% of hispanics are actively looking and planning to buy their first home in the next 1-2 years.
When to invest in your house
Property exterior could use improvements
Property exterior looks great from all angles
The carpets have stains and/or wear and tear
The carpeting is near new or like new
The house has no strong odors at it's entrance
The home smells like pets, smoke or garbage
Kitchens & baths
These rooms are attractive, modern, clean and inviting
Kitchen & baths
These rooms need repairs, improvements or replacements
I have capital that could be used to invest in the property
I do not have any options for covering the cost of repairs
8 Popular home remodeling trends
Use materials and products in upgrades that are friendly to the environment.
Soaking tubs, large showers, and bold flooring choices are in vogue
Hardwood floors, as well as faux or engineered hardwood floors are common
Updated appliances in the kitchen do a lot to add perceived value.
Single-bowl deep sinks, copper lighting, and solid surface counter tops.
Textures, natural wood, reclaimed barnwood and other materials can add style.
Improve lighting fixtures and overall light balance throughout the home.
Add plants, keep flower beds weeded & grass cut. Paint that front door.
Accepting the right offer from a buyer
All Cash offers
An offer in all cash has the benefit of being able to close more quickly than a financed offer. This is because there is no lender or loan terms for the buyer to work through.
First time home buyer programs
In some states, first time home buyers have additional financing opportunities available to encourage home ownership. These programs typically do not add any additional burden to a seller.
VA Loan programs
VA loans will typically have an escrow period the same length as a conventional loan. Appraisal standards can sometimes be more strict, so if your home has questionable comps or needs repairs this can complicate the sale.
The vast majority of offers you will receive are from buyers taking out a conventional loan. Expect an average 30 day escrow period and an earnest money deposit.
At times, you may be presented with an offer that is contingent on the sale of another residence. While this does not automatically make this an inferior offer, it does often result in a longer than a 30 day escrow period. If a quick sale is a requirement, this can be a than ideal candidate.
Earnest Money Deposit
If your buyer is serious about a purchase, and is confident in their ability to close escrow, they will have no problem with providing a down payment in good faith. This is typically around 1% of the listing price. Should the deal fall through after they have removed contingencies, they forfeit this deposit.
Closing Cost Requests
It is not uncommon for a buyer to request funds back as part of the terms of sale. This can apply to anything from repairs on the home, to help with the loan downpayment. This amount reduces the net proceeds from the sale of the home.
Why you need an experienced listing agent
The more exposure through marketing and onsite visits from participating agents will result in a better chance of receiving multiple offers on your property, which will help add leverage when selecting one that most accurately meets your goals.
The results should be measurable
Increase your visibility to buyers
Real estate agent
Yard sign/open house sign
Friend, relative or neighbor
Home builder or their agent
Directly from sellers/Knew the sellers
Print newspaper advertisement
Explaining your closing costs
1/2 of title & escrow
Expect to pay for half of the transfer taxes, title insurance, notary fees and other miscellaneous costs associated with transferring the title.
As the seller you will pay for the listing agent and buyer agent commissions. This is typically a split of 6% with half going to each agent.
Any outstanding mortgage balance you may still carry on the property will need to be satisfied at closing.
Your tax responsibility will be prorated to the date of sale, and any outstanding balance will be need to be paid in order to transfer the title and record the sale.
Expect to have pest and roof inspections performed on the property, as well as optionally a full home inspection as part of the sale. While this can vary, typically this is paid for by the seller.
Regardless of the type of offer you have accepted, you may still be asked by the buyer for home repairs as part of the sale once the results of the inspections are known. Some repairs are required by lenders prior to funding.
Typically prorated, any outstanding balance up to the date of sale will need to be satisfied prior to close of escrow.