NorthEast Georgia's Premier Real Estate Resource from The Classic City to Lake Hartwell

Avoiding Home Decorating Disasters

So you've shopped til you've dropped, poured over every issue of House Beautiful you can find and are finally ready to tackle a home decorating project to update an otherwise out of date space.

Well before you push "go," it is a good idea to know the most common interior design don'ts. Avoiding these will improve your design, save time and money, and help make your experience more enjoyable.

Davis Remignanti, lead design consultant for online retailer Furniture.com, says many decorating pitfalls are easy to avoid, including:

The Big Bang. Don't expect to go from blank canvas to finished interior in one felll swoop. Interesting interiors are creadted in layers, over time. Don't try to get it all at once.

Wing and a Prayer. Don't start without a plan. Survey your resources - your current furnishings, your work schedule, your budget. Then make a list of needs, wants, and things you'd love "down the road." Reconcile accordingly.

Ebenezer Scrooge. There are times when it's better to splurge than to economize. Shop carefully for the right balance of price and quality. A "bargain" sofa loses its charm when it seams split and arms start to wobble.

My Way or the Highway. Be open-minded about new ideas - sometimes a fresh approach is best. Try re-arranging your furniture to jump start a design update. Furniture.com offers a free online Room Planner to help lay out your room.

Making Do. That "perfectly good" hand-me-down dining room probadly isn't winning any points for good design. Just because someone offers you something, you don't have to accept. Second-hand can be wonderful and inspiring, as long as it fits with your "look." 

More is better. Mix, as well as match, your furnishings adds variety and increase your design options. Use accent pieces to introduce new colors, textures and shapes to prevent your room from becoming monotonous.

Doubting Thomas. Don't trust your own judgement? Do research, clip photos from magazines, watch design shows, and ask your friends. Start small, build your confidence and learn from mistakes. The best designers did the same.

Leslie Segrete, decorator, designer and carpenter on TLC's 'While You Were Out" and 'Trading Spaces' has also seen her share of decorating don'ts. "Good design is process of designing space that meets the needs of the family who lives in that room. But too much stuff is the killer of design dreams so every decorating should project begin with a good clean-up and all out effort to eliminate as much clutter as possible", she said. Segrete also suggests:

Borrowed is better. The best way to keep cost down when freshing up a room or completely redecorating is to borrow decorative items from others rooms in the house. Snoop around that finishing touch might just be hiding in the attic.

Check the bones. If your search of secondhand furniture stores turns up some bargains, the most important thing to check before purchase is the frame. If it has a nice shape and "good bones," new fabric or fresh finish can take that trash to treasure.

It you are overwhelmed by the design process, Segrete says dividing rooms into areas of usefulness, like a place for relaxing and an area for entertaining is an easy way to get started.  

What's hot--and not--for your home

Getting your house ready to list? Here's what you'll want to include to make your home feel up-to-the-minute. Plus: 5 trends to avoid.

Want to sell your home in 2008--or simply want to keep its decor fresh so that it dosen't begin to slow slide towards avocado-toilet and lava-lamp oblivion? You're in luck: We've asked several top experts who keep tabs on trends in home design, furnishings and remodeling to weigh in on what's hot--and what's decidedly not--in 2008.

Their opinion: The American house of 2008 will be smarter, greener and sleeker than before. But here's the trick: Homeowners want a home that will work now--and 10 years from now.

"I feel that buyers (and sellers) are growing tired of 'housing obsolescence' says Mark Nash, a Chicago-area Realtor who annually surveys nearly 900 real-estate agents across North America for his report, "What's In, What's Out with Homebuyers." "With the price of housing still at high levels versus a decade ago, buyers are looking hard and wide for a home that works for them in their time starved lifestyles. Savvy buyers have caught on that short-lived trends sell magazines (or cable TV shows), but not necessarily homes, because what was so 'in' can be so 'out' in increasingly smaller cycles." Nash says luxe outdoor living spaces and sophisticated home-monitoring systems are among the trends that will be hot in 2008 and beyond. On their way out: concrete countertops, whirlpool tubs, and stainless steel appliances, he says.

Here's a run down of what's hot -- and what's not -- for your home in 2008.

What's In

The destination bathroom

"I think the big shift is that people are really starting to nest in their bathrooms. It is kind of like this personal refuge within the home, Nash says.

The huge bathroom getaways tempt you to linger and are outfitted with everything from wine chillers and espresso machines to his-hers TVs, says Nash. "I asked one woman, 'Do you have that much time?' And she said "I make the time."

The smart house, operated by phone

"One tend that I think is pretty clear is that we are finally moving towards more tightly intergrated systems in the home that do allow for greater automation of certain functions, whether that's controlling the temperature or lighting," says Kurt Schrf, vice president and principle analyst of Parks Associates, a market research and consulting company that studies emerging consumer technologies.

What can you do with these systems? Turn lights on and off remotely. Turn down the heat without stepping inside your home. Open the electronic cat door for Mittens. Raise your electronic blinds.

This technology used to be available only for the rich--think Bill Gates home--but now it's "as close to plug-and-play as you can get," says Scherf.

ALready some electric utilities in the United States and abroad are toying with pilot programs in which they reach out and wirelessly adjust customers' heating and cooling by a degree or two, Scherf says, to maximize broader energy use in their area.

"It's very expensive to fully retrofit" a home with these monitoring systems, says Nash--about $20,000 to $25,000--"but we're seeing this included in a lot of new construction," where it adds only perhaps $10,000 or $15,000 to the cost of the home. (Analyst Scherf says a retrofitted system--adding different faceplates to wall outlets and software to a home computer--can range in cost from $100 to $10,000, depending on the complexity a homeowner wants.) "The boomers' kids are purchasing these retrofit products for their parents who are still living independently at home," so they can moniter them and help them perform some tasks , Nash says.

Turning the house inside out

The trend of bringing the indoors outdoors is accelerating dramatically, says Nash. "We're a long way away from the redwood pinic table," he says. For example , some homeowners are buying artwork that's been treated to withstand the elements, or has a covering, so that it can be hung indoors or outdoors. Weather-resistant fabrics are now available that look much like indoor fabric. People are often extending radiant-heat floors outside, under patio flagstones. "You're just heating it enough to take the edge off, but it's not enough to be a blast furnace," Nash says.

The goal is to extend those shoulder seasons in order to sit longer by the giant fireplace that have become even more popular, or to cook in the extensive kitchens that anchor many of these outdoor spaces.

The return of glamour in furniture and decor

The whole idea of glamour is a little bit of a reaction to what is now still a very strong trend toward an appreciation of fabrics that have what you might call imperfections in them," says Davis Remignanti, lead design consultant at Furniture.com. Remignanti refers to rougher fabrics that have sprung from the green movement, and to wood finishes with knots and grain.

But he sees the emergence of a "slightly more refined and glamorous assemblage of materials" that he calls post-Dec glamour. It's a sleek, not overly modern look that leans on fine-quality rosewoods and good fabrics: velvets, good boucles and interesting damasks. "It's all a little bit, 'I'm done with rough-hewn now, where do I want to go now? '" Remignanti says. "It can have good energy--it's not overly modern...But it is sleek and it is smooth and it is fine. And it is interesting design." 

Concealed appliances

Real-estate agent Nash says he's seeing more homeowners opting to hide kitchen appliances such as the dishwasher and refrigerator. "A lot of people think that appliances are ugly," he says. What's making it possible to hide a fridge behind cabinet doors is technology, which allows a big appliance today to be "broken apart" into separate, smaller pieces, he says. " A lot of people want beautiful kitchens, who never use them," Nash explains. The kitchen is evolving, he says. "A kitchen is becoming an aesthetic room."

Home elevators

Elevators are starting to appear--and will only proliferate--as baby boomers age, Nash says. "These aren't upscale boomers. These are boomers who are trying to plan ahead and stay in their homes as they get older."  The lift costs "upwards of about $50,000," depending on the number of floors, and how they're tricked out, he says.

Bold fabrics

Smaller-scale furniture is in, and as furniture gets smalleer, "it can sustain a larger and lager pattern without looking ridiculous, says Furniture.com's Remignanti. So a hot trend for 2008 is usin large-scale patterns on fabrics and floors and wall coverings. "If you're choosing a pattern over solid colors, make it big and bold," he says.

The colors of 2008

For 2008, Remignanti is excited about a "spice-inflected" palette of colors: Think carnelian (a deeper than pumpkin orange), flax, acid green, russett. Blue will also make a comeback, he says. These are, in a sense, more "mature" versions of the avocado greens and retro 1970s orange that resurfaced a few years ago, he says. Metallic acccessories in chrome, mirrors and mercury glass are important for room accents, he says.

Some stylish folks are looking to black and white, which can be a powerful way to accent the most important thing in a room-- the people, says Remignanti. But you've got to be careful using black. "It's a look that can be tricky to pull off successfully," he says. In other words, one black wall goes a long way. Look through a lot of magazines first, to see how professionals do it, he advises.

What's out

Living rooms

"I think they're officially dead," says Nash. "It's been a slow death, but I think people are finally saying, 'Enough.'" Replacing them has been a space that embraces the informality of today's lifestyle, with eating, cooking and living all in one large area, he says. So what people are doing with this once mandatory living room? "I see more pool tables."

Too big? Too bad

Oversized furniture is on the way out, declares Remignanti. Human-scaled proportion is making a much-deserved comeback. "There's been a real trend in interior decor for the last 10 years or better for enormous rooms, " he explains. And to deal with that, decorators often made the furniture bigger. "Sofas became so deep that if you sat in them it was like you were in a hammock. You're feet didn't touch the floor," he says. "It was a loss of formality in the home.

"It's a return to a fairly normal relationship now between the scale of the human and the furniture," he says. Some examples:

Awkward bistro-height furniture is out, he says. And the scaling up of dining furniture resulted in very heavy dining-room chairs. That's out too. "What we're getting is a return to not-so-heavy chairs; it can be equally ornate, but actually practical and not ponderous set decoration." 

Dark and heavy

"Over the past few years, the majority of our projects, at least in the Dallas market, is people leaning more towards the Old World, European" style--exposed beams, heavier textures on the walls, deeper richer colors, lots of molding, a tendency toward darker stains, says Paul Zuch, owner and president of Capital Improvements, a high-end, full service design and remodeling company based in Dallas. While some clients still ask for that, "the trend is moving toward a little more modern, a little fresher, lighter, brighter, open, use of new materials, says Zuch.

Mosaic tile

It's on the way out," says Nash--not because homeowners don't love it. People love to install them," Nash says of the decorative tiles. The problem is resale. The tile is such a personalized design statement that it scares off would-be home buyers who may not have the same taste. "The cost and waste to remove intricate mosaic is overwhelming to buyers, especially if it has been recently installed," he says."Even the most expensive  but not agreeable tile could kill an otherwise acceptable property."

The Taj Ma-ceiling

For years, tall ceilings inparted gradeur to a home and were a signal that the homeowners had really made it. Those soaring ceilings don't impress prospective home buyers the way they use to, says Nash. "Buyers have finally said "Enough"; they prefer ceilings between 9 and 11 feet," he says. "Anything more, especially in a smallish (under 10 feet by 12 feet room) is waste. If you can't add a loft in a soaring room, downsize me height-wise, buyers say."

 

Trading Houses? 6 must knows

Over the years, the Internet has helped many lonely hearts find mates. Now the webs matchmaking skills are being put to use in a much different way: setting up homeowners who are looking to swap their homes.

In an increasingly unfriendly real-estate environment marked by a glut of unsold houses and tightening lending standards, home-swapping Web sites are offering to help desperate sellers unload their homes. These sites aim to match up two sellers based on their requested criteria, say, the number of bedrooms each home has or whether it's located in a specific school district. The homeowners then arrange to trade properties and take over each other's mortgages. For those looking to move fast or who can't afford to keep up with their monthly mortgage payments, home swapping can seem like an easy fix-but they should proceed with caution.

SInce the subprime meltdown began, around 90 home-swapping Web sites have been launched, says Danielle Babb, a real-estate analyst and professor at Northcentral University, an online university based in Arizona. But warns Babb, less than a handful of them actually return the results sellers hopes for. "Many of them make bogus claims that they can sell your home fast...(or) they charge fees that work in their favor rather than the seller's," she says.

However, some sites, such as OnlineHouseTrading.com and Pad4Pad.com, she says, are on the up and up. OnlineHouseTrading.com consistently generates matches between sellers, based on their listing criteria, Babb says, and both sites have strict privacy policies and low fees. OnlineHouseTrading.com, which was launched last summer, boosts about 42,000 home listings nationwide, and its listings grow at an average monthly rate of nearly 50%, according to co-founder Daniel Westbrook. Launched just over three months ago, Pad4Pad.com already has around 2,500 house-swap listings. And according to founder Greg Holt, its listings are growing at about 30% a month.

Yet, even as house-swapping sites grow in popularity, their success rates remain questionable. (Both Westbrookand Holt say they don't track the house-swapping success stories that result from their site.) According to Jeremy Brandt, chief executive officer of Dallas-based 1-800-CashOffer, a national network of real-estate investors who buy homes for cash, the probability of a match occuring is very low. "People should be careful about their expections (because) a very small number of people ever get matched, he says.

For homeowners that are willing to take the gamble anyway, here's what you need to know before seeking a swap.

Keep an eye out for red flags

Not all house-swapping sites are created equal. Sellers should keep an eye out for sites that make promises that seem too good to be true (such as claiming they arrange a swap in a certain period of time), Babb says.

Also, be wary of sites that charge a monthly fee to list a property. "A monthly fee..would give them reason not to want to sell your home," Babb says. Instead, look for a one-time upfront fee. OnlineHouseTrading.com charges a one-time fee of $20, no matter how much time it takes to make a swap. Pad4Pad.com also charges a  $20 fee, but if you refer five friends to the site (by providing their e-mail addresses) your posting is free.

Ensure your privacy

Think your personal information is private? Think again.

Unless their privacy policy states otherwise, a site can seel your contact information to real-estate and mortgage brokers, as well as foreclosures specialists who will try to sell their services to you, Brandt says. So make sure to read the Webs site's privacy policy thoroughly before you sign up.

Know what you're getting

You can't tell whether a roof leaks or mold is growing in the basement just by looking at a picture on a computer screen. If you're planning a house swap, remember to take the same steps you would when buying a home in your local market.

"Really treat this tranaction as you would treat any other," says Neil Garfinkel, a real-estate attorney and partner at the New York-based firm Abrams Garfinkel Margolis Bergson.

Hire a local home inspector who can assess the house's condition and visit the property at least once before you purchase it. Also, find out if the home has any liens by contacting the county's recorder's office (most counties have one). The most common liens, Babb says, are unpaid property taxes or mechanic lien, which results from unpaid contractor work.

Get a lawyer you can trust

Think twice before accepting the attorney or closing agent recommended by the Web site, Garfinkel says. Instead, shop around for a real-estate attorney who knows the law in the city or state where you're planning on move. "Make sure that ...your interests are adequately represented," he says.

Know how to handle mortgages

One of the biggest hurdles to overcome in a home swap is getting a mortgage.

Both buyers can agree to apply for a new mortgage. The trick, says Holt, is that they both need to close on their new home on the same day in order for the new mortgages to be approved. Not only is that a daunting task, but getting approved for a mortgage in this market is also vary challenging. Lenders continue to tighten their requirements, making it harder to qualify for a new mortgage.

Another option is to determine if the orginal mortgages can change hands. Homeowners find it nearly impossible to swap most conventional fixed-rate loans, for example. But those with adjustable -rate mortgages - mortgages where the interest rate adjusts throughout its duration - may be in luck. As long as the loans' fixed-rate periods have passed and the owners have not paid the mortgages in full, a swap is possible, says Steve Curnette, a Nashville, Tenn.-based mortgage broker. (For example, with a 3-1 ARM, you must pay the mortgage for the first three years before you sell your home.) 

Renting is an option

If you don't get approved for a new mortgage and the existing mortgages are not assumable, sellers can agree to rent each other's homes. For example, say a home's mortgage is $2,000 a month and it's being swapped with a home that has a $1,000 monthly mortgage; both homeowners can agree to rent each other's home - and thereby pay each other's mortgages - for a temporary period of time.

When taking the renting route, homeowners need to keep two things in mind. First, don't leave the renters in charge of paying your mortgage. There's no guarantee they'll make your mortgage payments on time. One missed or late payment can ruin your credit score. Second, if you sell the property, the IRS will hit you with a 15% capital gains tax if you haven't lived in it as a primary residence for two of the last five years, Curnutte says.  

Simple Things You Can Do To Make Your House Stand Out

This summer is a tough time to sell your house. But it's important to recognize that some homes are, in fact, selling. The National Association of Realtors is estimating that more than five million homes will change hands this year, and yours can be one of them.

One of the ways to make your home more appealing is to dress it up a little bit. Last week we talked about the importance of your home's condition in the selling process. This week I want to give you some quick and easy ways to make your home stand out from the rest:

* Buy a couple of pots of blooming yellow daiseies at the hardware store and place a pot on each side of your front door. Keep them well watered.

* Paint your handrails and the entire front door area to give your entry a fresh, clean look. And buy a new entry mat while you're at it. This is the easiest way to improve the first impression your home gives to visitors.

* Install a bright brass kickkplate at the base of your front door, and attach large brass house numbers to the door or entry area. Also, clean and polish door hardware, or replace, if necessary.

* Trim back all shubbery to well below the base of your window frames. It looks better from the street and lets more light into the house. Get all your shubbery under control.

* Clean out gutters and make sure there is nothing growing in them, such as seedling trees or volunteer vines. Make sure gutters drain away from the house by installing splash blocks if needed.

* Edge your yard deeply all the way around. That includes the driveway, street curb, and walkway to your front door. It gives your yard a manicured look.

* Seal or repair any cracks in your drive or walkway. If your drive is concrete, have it pressure washed. If it is asphalt, apply a "black top" preservative coating.

* Upgrade your mailbox and post. Replace what you got with a 6"x6" cross-post and an oversized shiny black mailbox. Add shiny new numbers to the post. Remember that your mailbox is making a statement before they ever see your house.

* I know this sounds obvious, but make sure the front yard is free of old newspaper and debris, and keep kids big wheels and bicycles out of the view of visitors.

And here are some quick improvements for inside your home:

* Walk through every room in your house and see what furniture you can do away with to make that room feel less crowded. Half empty rooms appear larger, while overstuffed rooms appear smaller than they really are.

* Store furniture and belongings that you can live without in a storage facility. Empty your closets of everything except the bare essentials for you to live there. Closets floors and shelves should be visible and largely empty.

* Avoid the trap of  moving your excess and oversized furniture from your house into the garage. Your garage should be clear of storage items, and should not have cars parked in it. An occupied garage looks and feels much smaller than it really is. Park your car around the corner and walk home if you have to.

* Consider painting the garage floor with floor enamel. Also, look at the new two-step garage flooring kits that create a durable and attractive epoxy finish with a minimum of cost and effort. They are available at home improvement stores.

* If you have any sort of basement, it should be very well lit and smell fresh and dry. Again, remove unnecessary boxes and store items so the area appears as large as possilbe. Install plastic sheeting over any exposed dirt to minimize moisture gain, and add a time exhaust fan if basement area smells like a hole in the ground.

* De-personalize your home by removing any decorations or personal items that might generate a negative responds from a visitor. I once showed a house where the owner had taken part in the liberation of a town during WWII. Appropriately proud of his service, this owner had the captured Nazi flag displayed on his den wall. Unfortunately, my buyers were put off, and chose to look elsewhere.

* In my experience, it's just best to remove all family photos, political mementos and religious symbols, regardless of their source or reason of being. Your goal is to neutralize your home for selling purposes.

* Make sure every lightbulb in your house is the maximum safe wattage for that fixture. It is important that your home appear bright and illuminated. And look for areas, such as your kitchen, where it might be worthwhile to replace an older fixture with a 2 or 4 bulb fluorescent fixture.

* In the bath, buy a new shower curtain. And if you have a small mirror over the medicine cabinet, replace it with a large wall mirror, maybe 36"x48", from the home improvement store. It will make the bath look and feel much larger.

These are some of the least expensive ideas that have worked for me over the years. You probadly won't want to implement every one of these tips, but just a few can make a positive impact in your potential buyer's experience.

John Adams, Atlanta Journal Constitution

  

  

Using the Wisdom of the Ages to Put Today's Market in Perspective

Lately, in our real estate firm, all visitors have had only two questions: When is the real estate market going to "straighten out" and when is the lake going to get back to full pool?

As All Hart Realty celebrates our twentieth year of selling property on Lake Hartwell, we are experiencing regular cycles typical for this area:  The local real estate market naturally adjusting from a seller's to a buyer's market, and the lake shrinking and swelling with the rain levels.  We see these two natural cycles are being not so different, leading us to marvel at John Steinbeck's's wisdom when he wrote:

     "There would be five or six wet and wonderful years . . . and then the dry years would come . . . and it never failed that during the dry years the people forgot about the rich years, and during the wet years they lost all memory of the dry years.  it was always that way."

Rarely are words spoken which so accurately span decades and prove how little has changed with the turn of the century.  Those words were as true when Steinbeck wrote them in 1952 as they are today.  We like to incorporate the wisdom of such thinkers with our knowledge gained during the past two decades to assist Sellers and Buyers through these natural market adjustments.

For Sellers in today's market, patience is a virtue.  we understand the past five or six wonderful boom years for sellers have created lofty expectations, but the following is a fact of this market adjustment: you have a great deal of competition.  The market is inundated with motivated sellers and spec houses.  Your property must be accurately priced and maintained in pristine condition to have the best chance of showing better than your competition.  The All Hart Realty team can help you with current and accurate pricing, provide recommendations for the most cost effective improvements, and construct an aggressive professional marketing plan to offer you the best opportunity to move your home as quickly as the environment will allow.

For Buyers and Investors in today's market, there are many wonderful purchasing opportunities available.  Interest rates are excellent, lenders are offering a bevy of loan programs - including 100% financing, and competition among sellers is fierce.  NOW is the time to buy - before the market begins to cycle back to sellers.  Quite simply - Make An Offer!  We also stress the wisdom of being prepared to hold onto a property for up to five years.  While the natural adjustment has diminished the opportunity for "quick flips", there are true deals available now, and the rental market in both residential and commercial arenas is strong enough to allow for the proper maturation of your investment, or end-user purchase.  If you don't like the hassles of Property Management, allow All Hart's professional property management team to manage your rental and send you a monthly check.

Our decades of experience in the Lake Hartwell area have provided a unique perspective for weathering the recent fluctuations in our market, and we enjoy sharing this knowledge with our clients and customers to help you take full advantage of the opportunities associated with these cyclical adjustments.  While there are very few guarantees in real estate - as in weather - we know land is the only thing we cannot make more of; thus it is a commodity in demand.  Visit All Hart Realty on the square in downtown Hartwell anytime.  Let us share our real estate knowledge with you . . . while we talk about the weather!

Understanding Points, Rates and Fees

Not only do you have to understand what type of mortgage you should choose, you have to understand thew costs associated with your mortgage. All of these costs will be paid upon closing your mortgage.

Purchase Points

Purchase points, also known as "buy-down" or "discount points" are an up front fee paid to the lender at closing to buy-down or lower your interest rate over the life of the loan. Each point is equal to one percent of your total loan amount. If you have a $100,000 loan, one point would equal $1,000. The more points you buy, the lower you interest rate, but the more money you'll need at closing.

How do you decide whether you should buy points and if so, how many? Well, the decision should be based on how long you plan on living in your home and what you can afford to pay each month towards your mortgage. If you plan on living in your home for more than five years, it's probadly a good idea to purchase points. The longer you live in your home, the more you can save on interest over the life of the loan.

Interest Rate

When you get a mortgage, you are charged an interest rate, this is the rate which the lender charges you for using their money to buy a home. It determines how much your monthly payments will be. Generally speaking, the higher the interest rate, the higher your monthly payment.

Mortgage interest rates change constantly, daily, even hourly. If you speak to a lender and are quoted a specific interest rate, that's not to say you'll necessarily get that rate when you close on your loan. Not unless you formally lock-in that rate with the lender. Locking in an interest rate will guarantee you get your loan with a particular interest rate. Lenders will allow you to lock in for 15, 45 or 60 days. But the longer you lock in, the more expensive it will be, since it's more of a risk to lenders.

Fees

There are always fees associated with getting a mortgage, these fees cover the cost of processing and underwriting the loan. These fees can include charges for ensuring the title to the home is free and clear; paying for a land survey; or paying for a home appraisal which gives you the estimated value of the property (lenders require an appraisal to close on your mortgage).

Deciding which mortgage to get may depend on what each lender does because different lenders may charge different amounts. Some may charge lesser closing fees to lure you in, but may charge you a higher interest rate, which means you may pay more in the long run. But everyone has different needs. You may or may not be able to afford to pay more at closing and are willing to pay more over the long term.   

Before it comes time to close, do your homework, make sure there are no hidden fees, ask your lender lots of questions so that you understand all the cost involved with your mortgage.

*Please consult your tax advisor.

Increasing Seller's Property Value

Understand first of all that there IS a difference between price and value. Price is the amount you are asking for the property. Value is buyer perceived, and this perception of value is influenced by many factors such as location, features, condition, comparison to other purchase option,etc. By attending to details that can have a postive impact on the value, sellers can significantly increase their chance of attracting qualified buyers willing to pay the asking price.

Some tips to acheive a postive impact on value are:

1.  Perceived size impacts value, even more so than actual square footage. Open floor plans make a room   feel bigger than larger spaces with smaller rooms. Showing property that is furniture free, or at reduced clutter, helps to make the space feel bigger.

2.  Vacancy increases sale-ability. Property is easier to show and easier to sell, and quicker to take possession of when it is vacant at the time it is offered for sale. Evidence of problems to take possession of the property--such as encroachments, or tenants who won't allow buyer tours--negatively impact value. Vacancy also helps the buyer walk through the property imagining ownership. Sellers should remove personal trinkets and family pictures as well as being conveniently absent during a buyer tour.

3.  Cosmetics are important.

     * Fresh paint will always add value than it costs.

     * Clean or new carpet/flooring adds more value than it costs.

     * Landscaping adds more value than it costs. At the very minimum, make the entrance area neat.

     * If you can, add some colorful flowers and new sod.

4.  Take care of the obvious! The spot on the ceiling from the roof leak takes thousands of dollars from the perceived value and the offer price.

5.  Condition affects value. Do a seller's home inspection to identify and fix the problem BEFORE closing. No point holding up your check a few extra days; plus a failed buyer's inspection could cost you the sale. Buyers will often bargain down your asking price to accomodate for property condition and repairs.

6. If you can, remodel/update the kitchen and master bedroom. These two areas have a big impact on home buying decisions. 

7. Strategic renovations impact value and your bottom line. Don't spend more money to renovate the place than you can recapture in value on the sale price.

101 Reasons to Consdier a Real Estate Agent

Appreciating the Numerous Steps an Agent Takes for Homeowners

With more real estate resources available on the Internet, it may seem as if buying and selling a home is an easy task. These 101 reasons will show you the extent of knowledge and experience that an agent provides to help you through a real estate transaction. This list reflects actions, procedures that a real estate agent may typically perform during a residential real estate transaction-and are all things that you could avoid doing yourself.

Typical Pre-Listing Activities

1. Researh Current Properties

2. Research Sales Activity from MLS and Public Records Database

3. Provide Average Days on Market Assessment

4. Reveiw Property Tax Roll

5. Prepare a Comparable Market Analysis (CMA)

6. Verify Ownership and Deed Type

7. Verify County Public Property Records

8. Perform Curb Appeal Assessment

9. Provide Public School Value

10. Provide a Listing Presentation

11. Analyze  Current Market Conditions

12. Present Credentials

13. Deliver CMA Results

14. Discuss Planning and Strategy

15. Explain Listing Contracts, Disclosure & Addendum

16. Screen calls from Buyers or Agents

17. Explain Homeowner Warranty

Selling the Property Activities

18. Reveiw the Details

19. Order Plat Map

20. Create Showing Instructions

21. Obtain Mortgage Loan Information

22. Review Homeowner Association Fees and Bylaws

23. Submit Homeowner Warranty Application

24. Add Homeowner Warranty in MLS

25. Reveiw Electricity Details

26. Arrange Inspections for City Sewer/Septic Tank Systems

27. Collect Natural Gas Information

28. Provide Security System Status

29. Determine Termite Bond Status

30. Analyze Lead-base Paint Status

31. Distribute Disclosure Packages

32. Prepare Property Amenities

33. Detail Inclusions & Conveyances with Sale

34. Compile Repairs Needed List

35. Send Seller Vacany Checklist

36. Install Lockbox

37. Make Copies of Leases for Rental Property

38. Verify Rents, Utilities, Water and Deposits for Rentals

39. Inform Tenants of Listing for Rentals

40. Install Yard Sign

41. Perform Interior Assessment

42. Perform Exterior Assessment

Advertising and Marketing a Listing

43. Enter a Profile Sheet into the MLS Listing Database

44. Provide Copies of MLS Agreement

45. Take Additional Photos for MLS and Marketing

46. Create and Advertise Property Listing

47. Coordinate Showing Times

48. Create and Mail Flyers

49. Compare MLS Listings

50. Develop Marketing Brochure

51. Notify the Network Referral Program

52. Create Special Feature Cards

53. Analyze Feedback Emails and Faxes

Handling Offers and Contracts

54. Receive Offer(s) to Purchase

55. Evaluate Net Sheet

56. Counsel and Mediate Offer(s)

57. Deliver Seller's Disclosure

58. Obtain Pre-qualification Letter

59. Negotiate Offers on the Seller's Behalf

60. Mediate Counteroffers or Amendments

61. Fax Contract Copies

62. Deliver "Offer to Purchase" Copies

63. Assist with Escrow Account

64. Distribute Under-Contract Showing Restrictions

65. Update MLS to "Sale Pending"

66. Reveiw Credit Report

67. Deliver Unrecorded Property Information

68. Order Well Flow Test Reports (if applicable)

69. Order Termite Inspection (if applicable)

70. Order Mold Inspection (if applicable)

71. Confirm Deposit and Buyer's Employment

72. Follow-Up with Loan Processing

73. Communicate with Lender

74. Confirm Approval of Loan

75. Remove Loan Contingency

Home Inspection and Home Appraisal Activities

76. Coordinate Buyer's Home Inspection

77. Reveiw Home Inspection Report

78. Interpret Loan Limits

79. Verify Home Inspection Clauses

80. Contractor Preparation

81. Confirm Repair Completion

82. Attend Appraiser Appointment

83. Provide Appraiser Information and Remove Contingecy

Closing Preparations and Actions

84. Ensure Contract is Sealed

85. Coordinate Closing Process

86. Coordinate Closing Formal Procedure

87. Assist with Title Issues

88. Perform Final Walk-Through

89. Verify Tax and Utility Preparations

90. Review and Distribute Final Closing Firgures

91. Request Closing Document Copies

92. Confirm Receipt of Title Insurance

93. Make Homeowners Warranty Available

94. Reveiw Closing Documents

95. Confirm and Assist with Final Deposist

96. Coordinate with Next Purchase

97. Ensure "No Surprises" Closing

98. Final MLS Update

99. Follow Up and Resolve Repairs

100. Documentation Follow Up

101. Hand The Owner The Keys

Key Stragtegies for Sellers

How do you prepare a house to sell?

Doing whatever you can to put your house's best face forward is very important if you want to get close to your asking price or sell as quickly as possible. Sort of spending a lot of money, here are several ideas for making your home show better: Sweep the sidewalk, mow the lawn, prune the bushes, weed the garden and clean debris from the yard. Clean the windows (both inside and out) and make sure the paint is not chipped or flaking. And speaking of paint, if your home was built before 1978, new federal law gives a buyer the right to request a lead inspection. If you think you might have some problems, do the inspection yourself beforehand and make any fixes you can. Be sure that the doorbell works. Clean and spruce all floors, furnishings, floors, walls and ceilings. It's especially important that the bathroom and kitchen are spotless. Organize closets. Make sure the house smells good: from an apple pie, cookie baking or spaghetti sauce simmering on the stove. Hide the kitty litter. Put vases of fresh flowers throughout the house. Having pleasant background music playing in the background also will help set your stage.

What repairs should the seller make?

If you want to get top dollar for your property, you probadly need to make all minor repairs and selected major repairs before going on the market. Nearly all purchase contracts include an inspection clause, a buyer contingency that allows a buyer to back out if numerous defects are found or negotiate their repair. The trick is not to overspend on presale repairs, especially if there are few houses on the market and many buyers. On the other hand, making such repairs may be the only way to sell your house in a down market.

Do sellers have to disclose the items of other offers?

Sellers are not legally obligated to disclose the terms of other offers to propsective buyers.

What are the standard contingencies?

Most purchase offers include two standard contingency, which make the sale dependent on the buyer's ability to obtain a loan commitment from a lender, and a inspection contingency, which allows buyer's to have professionals inspect the property to their satisfaction. The purchase contract must include the seller's responsibilities, such things as passing clear title, maintaining the property in its present condition until closing and making any agreed-upon repairs to the property.

Whose obligation is it to dislose pertinent information about a property?

In most states, it is the seller, but obligations to disclose information about a property vary. Under the strictest laws, you and your agent, if you have one, are required to disclose all facts materially affecting the value or desirability of the property that are known or accessible only to you. This might include: homeowners association dues; whether or not work done on the house meets local building codes and permits requirements; the presence of any neighborhood nuisances or noises which a prospective buyer might not notice, such as a dog that barks every night or poor TV reception; death within three years on the property; and any restrictions on the use of the property, such as zoning ordinances or association rules. It is was to check your states disclosure rules prior to a home purchase.

How does someone sell a slow mover?

Even in a down market, real estate experts say that price and conditions are the two most important factors in selling a home. If you are selling in a slow market, your first step would be to lower your price. Also, go through the house and see if there are cosmetic defects that you missed and can be repaired. Secondly, you need to make sure that the home is getting the exposure it deserves through open houses, broker open houses, advertising (MLS) and on the Internet. Another option is to pull your house off the market and wait for the market to improve. Finally, if you who have no equity in the house, and are forced to sell because of a divorce or financial situation, the lender agrees to take the house back without instituting foreclosure proceedings. The latter are radical options. Your simplest, and in many cases most effective, option is to lower the price.

What are the two most important factors when selling a home?

Price and condition are the top most important factors in selling a home, even in a down market. The first step is to price your home correctly. Use comparatives sales information from your agent, or pay for a professional appraiser (usually $200 to $300), to objectivcely evaluate your home's worth. Second, go through the house and repair any obvious cosmetic defects that could deter a buyer. In a down market, you may have to consider lowering your price and/or making a major repair, such as replacing the roof, in order to lure a buyer. If this isn't happening, take it up with your agent or agent's broker. If you are still not satisfied you are getting the service you need, you may have to swith agents.

Do I have to consider contingencies?

If you are a seller in a seller's market, in which there is more demand than supply, you probadly won't have to entertain too many contingencies. But if you are selling in a buyer's market, when buyers are few, prepare to be very flexible. Granting contingencies also depends upon what kind of price you want to get and on the condition of your property, most experts agree. Remember, contingencies are written into the contract and are negotiable during the negotiation phase only.

What is the best time to sell your house?

There is no "best" time to sell per se. Selling a house depends on supply, demand and other economic factors. But the time of year in which you choose to sell can make a difference both in the amount of time it takes to sell your home and in the ultimate selling price. Weather conditions are less of a consideration in more temperate climates, but most of the time, the real estate market picks up as early as February, with the strongest selling season usually lasting through May and June. With the onset of summer, the market slows. July is often the slowest month for real estate due to a strong spring market putting possible upward pressure on interest rates. Also, many prospective home buyers and their agents take vacations during mid-summer. 

Following the summer slowdown, real estate sales activity tends to pick up for a second, although less vigorous, fall market, which usually lasts into November when the market slows again as buyers and sellers turn their attention to the holidays, consider the advice of veteran agents: You are always more likely to sell your house if it is available to show to prospective buyers cintinuously.

Ready-To-Sell Checklist

When selling your home, it's important to know which repairs and home improvement projects will increase the value of your home and help you get the most interest from homebuyers. Use this check list to get your house ready for the market.

Carpet & Flooring Improvements:

* If you have pets hire a professional to deodorize carpets

* If needed, replace any worn carpet

* If needed, steam clean carpet thoroughly

* If needed, install new neutral-colored carpet with thick patting so prospective buyers feel   comfortable as they walk on your floors

* Make sure carpets are secure. Stretch and tack down any loose or curling carpet

* Make sure the carpets are vacuumed, free of pet hair and combed

* If you decide to replace linoleum floor, choose a neutral color that will have wide appeal

* If your home has hardwood floors with room size rugs, get the hardwood into its best condition with fresh non-slip floor polish or other coating to make it shimmer

* Mop and vacuum floors

* Replace worn out vent covers

* Thoroughly clean linoleum floors in kitchen and bathroom

Clean & De-Clutter Improvements:

* Appliances should be cleaned - inside and out

* Clean all curtains

* Clean or purchase new front door accessories

* Clean the entry carefully; it creates the buyers first interior impression of your home

* Clean the inside of all kitchen and bathroom cabinets and neatly organize items on shelf

* Clean windowsills

* Door should be oiled and squeak-free

* Dry clean your drapes

* Empty trash cans, recycling bins and ash trays

* Ensure all doors, cabinets and drawers can open completely without any blockage

* Exterminate and insect problems

* Get rid of odors (pet, food)

* Have a garage sale before the home is listed

* Hire a professional cleaning service, once every few weeks while the house is on the market

* If needed, remove clutter by renting-off site storage space

* Keep baseboards clean and dusted

* Keep bookshelves, entertainment units organized neatly

* Keep clothing hung neatly, shoes organized

* Keep screens clean and vacuumed

* Keep shower curtains fresh and free of mildew

* Keep stairways and corridors clear

* Make bathrooms sparkle, sink, toilets and tubs should be immaculate

* Make stairways and corridors clutter-free

* Mop and sweep all floors

* Organize closets

* Polish all interior woodwork

* Remove appliances from kitchen counters to give a look of spaciousness

* Remove all spots fropm garage

Exterior Painting Improvments:

* Paint door and door frame

* Paint exterior fixtures

* Paint mailbox

* Paint or clean front door and garage door

* Paint or re-stain fence if it is peeling or dirty

* Paint over any rust spots or streaks on downspout

* Paint shutters, make sure they are hung straight

* Paint window ledge

* Polish door handles and knockers

* Remove rust from railing

* Repair any damage to chimney

* Repair holes in gutters and repair any separations from eaves

* Repair or replace shingles or tiles missing from the roof

* Sand and repaint areas with blistering or peeling paint

* Seal cracks on porch and remove any standing water if concrete. If wood, secure railings and seal or paint as necessary

* Straighten and clean antenna

Interior Painting Improvements:

* Add new wallpaper if the current wallpaper is torn or withered. MAke sure it adheres to the wall

* All woodwork like stairwell railings and doors should be repainted and/or stained

* Have leaks repaired & watermarks removed

* If needed, repaint faded, worn or stained interiors walls

* Make sure that the cracks in ceiling/walls are repaired

* The windows should be washed and stain free. The window frames should be painted if necessary and the hinges should not squeak

* Tone down dark room colors by painting them white or a neutral color

Kitchen & Bathroom Improvements:

If the appliances are included with the sale of your home, make sure they are operating and have proper documentation such as warranties and repair information

* If there are missing or damaged tiles, have them replaced

* Re-touch or repaint kitchens and bathrooms if the color is dated or the paint qualityis poor

* Make sure sinks are clean and stain-free

* Repair damaged countertops, sink or tubs

* Make sure that there are no leaky faucets

* Re-caulk damaged caulk on shower, sink tub or toilet

* Clean tile grout and make stain-free

* Paint, touch-up or refinish kitchen cabinetry

* Tighten or replace loose doorknobs or cabinet pulls, sticking doors and drawers and wobbley hinges

* Replace toilet seat

* If appliances are dated or not functioning, consider replacing

Lightening Improvements:

* Repair sticky windows which do not open

* At night, turn on porch light and outside lighting

* Clean all switch plates

* Clean all windows, inside and out

* Cleaning existing shutters, blinds or drapes

* Clean skylight for leaves or debris

* Increase the wattage of bulbs to maixmum possible wattage

* Install dimming switches in common rooms such as dining rooms and living rooms to allow you to create lighting for different occassions

* Install new window treatments if those you have are damaged or dated

* Keep curtains open and use natural light as much as possible

* Make sure outdoor lighting works

* Prune outside trees to allow natural light inside

* Turn on lights so home is well lit during showing

* Wipe all light fixtures with a rag and cleaning solution

Plumbing & Electrical Improvements:

* All drains should be clean and free flowing

* All toilets should be in good working order

* Clean up, paint or replace old plumbing fixtures in all bathrooms

* Have your well or septic inspected or repair ed

* If needed, hire a plumber to replace badly rusted and corroded plumbimg pipes

* Inspect, clean and change filters or furnace

* Make sure that all bathroom and kitchen faucets are in good working order

* Make sure that all smoke and burglar alarms are functional

* Remove mildew stains and repair any loose, crumbling caulk or grout around tile and tub ares

* Repair broken doorbell

* Service sprinkler system

Staging Improvements:

* Clean fireplace and prepare with logs for display

* Clean out the entry closet and put only a few hangers so that the buyer can visualize winter coats

* Consider lighting up the fireplace during the colder months

* Hang artwork on the walls

* Hang extra clean towels in the bathroom for your guest

* Have a fresh vase of flowers on the kitchen table to add appeal

* Have beds made

* If needed, put large furniture in storage

* Lock pets up away from home during showings

* Open drapes to allow light in

* Place fresh flowers, potpourri and other decorations around house (even in bathrooms)

* Play music during open houses

* Put cedar chips inside the closets

* Remove all unnecessary articles in basement or attic

* Remove magnets and notes from refrigerator

* Remove persoal posssession, like photos, trophies and mementos

* Set the dining room table for a dinner party

* Stage garage-clean up oily floors, straighten tools and other equioment

* Tag or remove items not included in the sale (i.e. water conditioner, chandeliers, plants, drapes)

Yard Improvements:

* Add colorful plants or flowers near front door and porch area

* Consider re-painting or re-staining a deck if the wood is worn out

* Repair damaged, rusty or bent fence: paint or stain if necessary

* If you have an awing for the patio, make sure that it is also free of debris and that there are no signs of tear or worn material. Replace if necessary

* Keep the firewood neatly stacked

* Keep trash area clean and organized

* Keep walks, steps and driveway obstacle-free

* Mow, trim, fertilize and water lawn

* Power wash deck

* Prune trees and bushes

* Rake fallen leaves

* Remove unnecessary items such as gardening equipment

* Remove debris and personal items on deck and porch

* Remove signs such as Beware of Dog

* Remove weeds and dead or dying plants or flowers

* Replace welcome mat at doorway

* Re-sod bare spots on lawn