Wednesday, April 30, 2008
Tour
I viewed 11 homes today in Amherst, Pelham, Shutesbury and Leverett. One home was a 1950s ranch with a million dollar view. The Leverett home on Lead Mine Road has steep beamed ceilings. The Shutesbury home was cute but needs updating and homey touches. One home, on Buffam Road, was over a million dollars but lacked charm or views, but has lots of woods and a paved driveway; also sports a nice in-law apartment. My favorite is on Amity Place, in Amherst. This condo has an un-finished 3rd floor space. I'm told many of the other condos in the complex have finished 3rd floor rooms with another bathroom up there. This complex is located right next to the U-Mass campus. The first home I saw is also located next to the campus on a corner lot. It is an older home on a street that has no parking on all sides. One home was priced right but has a crazy floor plan and owner is willing to install a new septic system.
Friday, April 25, 2008
Professionalism
What is a professional realtor? A professional realtor works full-time helping you buy or sell real estate. The difference between a real estate agent and a realtor is that one is bound by professional ethics and one is not. The realtor works from a code of ethics established from her professional association. In my area I am a member of the Realtor Association of Pioneer Valley, the Massachusetts Association of Realtors, and the National Association of Realtors. I am also a member of the Amherst Chamber of Commerce.
Wednesday, April 23, 2008
Athol Ford closed?
Has Athol Ford, in Phillipston, gone out of business? My spouse tried to get an oil change just now and he said it looks like they've gone out of business. I know they'd laid off the service manager a while back...
Amherst and Granby homes tour
Today the realtors' tour went to eight homes, all were clean and I'd take buyers to any or all of them as the price and condition and location were all pretty nice:
1. 166 College Street, Amherst, $279,500. This is a nice old home on a corner lot on a busy street, close to public transportation and close to the train tracks and walking distance to the town center. The home is currently occupied by many renters (most likely college students or young adults). When we were there a woman was in the shower, even though they knew 40 realtors were touring their home at 9am. There were several other young people in various rooms as I went through the home. The place is in good condition and would be a great place to live for a family as there is lots of room.
2. 45 Wildwood Lane, Amherst, $365,000. This is a three bedroom, 2.5 bath ranch with 1/2 acre of land. This has a nice enclosed sunroom in the front and a garden in the back. Lots of pride of ownership. Located on a quiet dead-end street very near UMass.
3. 5 Blackberry Lane, Amherst, $409,900. This cape has .55 acres, built in 1966, 4 bed, 2 bath. I felt the kitchen should have had more upgrades for this price-point.
4. 435 Pine Street, Amherst, $349,900. Everyone raved over this cutey. Yes, it is located on a busy street, but the curb-appeal is nice, and I wasn't disappointed when I saw the interior. This conventional two-story home was built in 1860 but is updated beautifully. There is .63 of an acre, 1822 sq. ft of living space. I think this is the house with the bathroom in a closet upstairs, minus the toilet, and another bathroom unexpectedly off the kitchen.
5. 8 Emerson Court, Unit 8, Amherst $259,900. This condo is totally newly remodeled. There is lots of space in the basement. The landscaping is still going in so there are construction vehicles and rocks, but I'm sure that soon the curb appeal will be nice. This condo is located near a gym and lots of other condos. Easy commute from MA-9 or Pelham Road.
6. 28 Valley View Circle, Amherst, $309,900. This ranch was, I thought, boring on the outside. But the inside is very spacious, surprisingly so. It is located on .94 of an acre, built in 1963 and sports four bedrooms and 1.5 baths. This home is on a main street south of Amherst.
7. 15 Coach Lane, Amherst, $329,900. This split-level that was built in 1970 has .46 of an acre, 5 beds and 2.5 baths. Located on a quiet, dead-end streeet with a nice turn-around. This home is south of Amherst.
8. 121 Amherst Street, Granby, $299,900. This cape comes with 4.19 acres of land, was built in 1967, has 3 bedrooms and 1.5 baths. One realtor I spoke with thought the price was high, but I'm not so sure. The views were lovely in the back yard. It is located on a main road but there is plenty of paved, off-street parking.
1. 166 College Street, Amherst, $279,500. This is a nice old home on a corner lot on a busy street, close to public transportation and close to the train tracks and walking distance to the town center. The home is currently occupied by many renters (most likely college students or young adults). When we were there a woman was in the shower, even though they knew 40 realtors were touring their home at 9am. There were several other young people in various rooms as I went through the home. The place is in good condition and would be a great place to live for a family as there is lots of room.
2. 45 Wildwood Lane, Amherst, $365,000. This is a three bedroom, 2.5 bath ranch with 1/2 acre of land. This has a nice enclosed sunroom in the front and a garden in the back. Lots of pride of ownership. Located on a quiet dead-end street very near UMass.
3. 5 Blackberry Lane, Amherst, $409,900. This cape has .55 acres, built in 1966, 4 bed, 2 bath. I felt the kitchen should have had more upgrades for this price-point.
4. 435 Pine Street, Amherst, $349,900. Everyone raved over this cutey. Yes, it is located on a busy street, but the curb-appeal is nice, and I wasn't disappointed when I saw the interior. This conventional two-story home was built in 1860 but is updated beautifully. There is .63 of an acre, 1822 sq. ft of living space. I think this is the house with the bathroom in a closet upstairs, minus the toilet, and another bathroom unexpectedly off the kitchen.
5. 8 Emerson Court, Unit 8, Amherst $259,900. This condo is totally newly remodeled. There is lots of space in the basement. The landscaping is still going in so there are construction vehicles and rocks, but I'm sure that soon the curb appeal will be nice. This condo is located near a gym and lots of other condos. Easy commute from MA-9 or Pelham Road.
6. 28 Valley View Circle, Amherst, $309,900. This ranch was, I thought, boring on the outside. But the inside is very spacious, surprisingly so. It is located on .94 of an acre, built in 1963 and sports four bedrooms and 1.5 baths. This home is on a main street south of Amherst.
7. 15 Coach Lane, Amherst, $329,900. This split-level that was built in 1970 has .46 of an acre, 5 beds and 2.5 baths. Located on a quiet, dead-end streeet with a nice turn-around. This home is south of Amherst.
8. 121 Amherst Street, Granby, $299,900. This cape comes with 4.19 acres of land, was built in 1967, has 3 bedrooms and 1.5 baths. One realtor I spoke with thought the price was high, but I'm not so sure. The views were lovely in the back yard. It is located on a main road but there is plenty of paved, off-street parking.
Tuesday, April 22, 2008
Red-Tailed Hawk
What's that on MA-122, in front of the Hunt dairy farm? A beautiful red-tailed hawk! It was trying to lift its kill off the highway before our car arrived. But it realized it didn't have time and flew up to the tree. When we returned later it was still in that tree, waiting.
Monday, April 21, 2008
Sunday, April 20, 2008
Chase Road, Athol
This dirt road goes up the hill from Fairview, which is off of South Athol Road. I was very impressed with this road. There are several homes for sale on this road. There are also several homes I love on this road. I highly recommend anyone interested in knowing where the nicer homes in Athol are to check out this road. The homes aren't extravagant, and many of them are not new, though some are. But a few of them are homes I'd love to list for sale. They'd be very easy to sell as their curb appeal alone is excellent.
Open houses toured today
1. 102 Pitman Rd, Athol. $179,900. 1466 sq. ft. cape Located on a dead-end street above the river. All the carpet from the stairs up needs to be removed, there's probably hardwood underneath it judging by the age of the home (1947). There is carpet in the bathroom. There's propably lead paint, but the disclosure says unknown. There is an attached garage and a breezeway leading to the garage from the house. The master is just off the front door, not my first choice for its location. There is no master bathroom, but that is typical for this age of home. There is no sidewalk. The home is occupied.
2. 260 Fairview Ave, Athol. $219,900. 1400 sq. ft. farm house. Located in a busy street corner, below a pond with an earthen dam the homeowner is responsible for maintaining. If the dam broke or overflowed, the home would be inundated with water as it is situated on low ground. The property comes with about a third of the pond. The entire home, inside and out, has been made to seem like a new home (1900). The garage is currently unaccessible. A new bridge would be required before a vehicle could be parked in the garage. The driveway is on the right side of the house, but it ends at the creek. There is a walking bridge but it will not accomodate a vehicle. The garage also has a nice porch facing the creek. Unless you are an exhibitionist, you'd probably want to install privacy fencing in at least part of the yard. The home is empty.
2. 260 Fairview Ave, Athol. $219,900. 1400 sq. ft. farm house. Located in a busy street corner, below a pond with an earthen dam the homeowner is responsible for maintaining. If the dam broke or overflowed, the home would be inundated with water as it is situated on low ground. The property comes with about a third of the pond. The entire home, inside and out, has been made to seem like a new home (1900). The garage is currently unaccessible. A new bridge would be required before a vehicle could be parked in the garage. The driveway is on the right side of the house, but it ends at the creek. There is a walking bridge but it will not accomodate a vehicle. The garage also has a nice porch facing the creek. Unless you are an exhibitionist, you'd probably want to install privacy fencing in at least part of the yard. The home is empty.
Friday, April 18, 2008
Buyer beware
Set the stage: the phone rings in a real estate office. Agent answers "How may I help you?" Caller "I'd like to see the house advertised in the paper. Can you show it to me on Saturday?" Agent "Yes I'd love to show that home to you on Saturday. But first, you need to know this home won't qualify for financing, so are you able to buy it with cash or builders financing?" The caller hasn't yet gotten back to me with an answer.
Then later in the day that same listing agent (who represents the ex-wife) and the attorney for the ex-husband, are speaking together, having just returned from a Rotary lunch. They discuss how the divorce judge gave custody of the home to the wife but that the mortgage holder holds the ex-husband (not the ex-wife, as her name is not on the note) financially accountable. they're speaking about how the judge ordered the wife to allow potential buyers access to the home (she'd locked the door and we couldn't get inside, so potential buyers were turned away). But because the wife wants to get back at the husband she has allowed cats to do their thing all over the home, how she's filled the home with stuff.
Then later in the day, I hear the agent on the phone with the town health inspector. The health inspector says he's ready to declare the home uninhabitable for sanitation purposes and start fining the co-owners. The agent explains the situation and the the town representative agrees to wait for 48 hours so the agent can speak to the co-owners.
Our receptionist tells me to speak with another agent who'se recently shown this home to clients. The agent says "there are environmental issues." I ask "how so?" Agent "there was an oil tank in the basement that was removed but there was a miscommunication with the oil provider and hundreds of gallons of oil was pumped into the basement with no container to contain it."
Later the listing agent told me the oil company settled the case, meaning it was their fault. Whoever's fault it is, whoever owns the property is forever liable for oil getting into the water table or other environmental clean up costs. In otherwords, buying this property could possibly include endless financial liabilities.
Lesson-learned: If the price is too low, there's a reason! If a three-bedroom Cape in in a small upscale town, with two-acres and a two-car garage, is advertised for $140,000, there's a reason. If the ad says the home needs work, it means the home is most-likely uninhabitable and won't qualify for a bank loan. These are red flags to buyers. Realtors must market a property and represent their client. to do this we write the ads as favorable to the property as possible, so the ad says "needs TLC or first time buyer's special or handyman dream" You know that if you are looking for a home that is move-in ready you shouldn't waste your time going to see that home. But if you want the most for your money, have cash to buy it (or can borrow from a non-bank source), go for it. But get the place inspected thoroughly. And I don't just mean the normal inspector process. Get the ground tested, test the water, go above and beyond in situations where the price is far lower than surrounding homes. In real estate, you do get what you pay for.
FYI: Realtors will disclose all the home issues described above regarding the issues this home has. Our ethics require disclosure of all material facts about a property.
The shocking part to me about the above story is the disclosure about the personal issues about the homeowners. Realtor ethics require that we keep all personal issues about our clients to ourselves. The only exception is if the client gives us permission to disclose this information to others. Somehow I can't believe this client gave her agent permission to disclose all her personal business with anyone within listening radius. But I don't know that for a fact, so know knows? Anything's possible.
Then later in the day that same listing agent (who represents the ex-wife) and the attorney for the ex-husband, are speaking together, having just returned from a Rotary lunch. They discuss how the divorce judge gave custody of the home to the wife but that the mortgage holder holds the ex-husband (not the ex-wife, as her name is not on the note) financially accountable. they're speaking about how the judge ordered the wife to allow potential buyers access to the home (she'd locked the door and we couldn't get inside, so potential buyers were turned away). But because the wife wants to get back at the husband she has allowed cats to do their thing all over the home, how she's filled the home with stuff.
Then later in the day, I hear the agent on the phone with the town health inspector. The health inspector says he's ready to declare the home uninhabitable for sanitation purposes and start fining the co-owners. The agent explains the situation and the the town representative agrees to wait for 48 hours so the agent can speak to the co-owners.
Our receptionist tells me to speak with another agent who'se recently shown this home to clients. The agent says "there are environmental issues." I ask "how so?" Agent "there was an oil tank in the basement that was removed but there was a miscommunication with the oil provider and hundreds of gallons of oil was pumped into the basement with no container to contain it."
Later the listing agent told me the oil company settled the case, meaning it was their fault. Whoever's fault it is, whoever owns the property is forever liable for oil getting into the water table or other environmental clean up costs. In otherwords, buying this property could possibly include endless financial liabilities.
Lesson-learned: If the price is too low, there's a reason! If a three-bedroom Cape in in a small upscale town, with two-acres and a two-car garage, is advertised for $140,000, there's a reason. If the ad says the home needs work, it means the home is most-likely uninhabitable and won't qualify for a bank loan. These are red flags to buyers. Realtors must market a property and represent their client. to do this we write the ads as favorable to the property as possible, so the ad says "needs TLC or first time buyer's special or handyman dream" You know that if you are looking for a home that is move-in ready you shouldn't waste your time going to see that home. But if you want the most for your money, have cash to buy it (or can borrow from a non-bank source), go for it. But get the place inspected thoroughly. And I don't just mean the normal inspector process. Get the ground tested, test the water, go above and beyond in situations where the price is far lower than surrounding homes. In real estate, you do get what you pay for.
FYI: Realtors will disclose all the home issues described above regarding the issues this home has. Our ethics require disclosure of all material facts about a property.
The shocking part to me about the above story is the disclosure about the personal issues about the homeowners. Realtor ethics require that we keep all personal issues about our clients to ourselves. The only exception is if the client gives us permission to disclose this information to others. Somehow I can't believe this client gave her agent permission to disclose all her personal business with anyone within listening radius. But I don't know that for a fact, so know knows? Anything's possible.
Thursday, April 17, 2008
Moving a house
A house was being moved on Main Street, in Amherst this morning. All the parking along Main Street is blocked in preparation for the big move. The trucks were on-site so it looks like there will be something to see very soon.
Turkeys
I saw three wild turkeys on MA-202 this morning, near Shutesbury. Two days ago there was a wild turkey in my back yard.
Wednesday, April 16, 2008
Tour
Today is tour day. That means all the realtors in the Amherst area (mostly Prudential Sawicki and Jones) drive as fast as they can all over the Pioneer Valley. We have a list of homes just listed, that we preview for our clients. This is how we learn what's on the market. This is how we are able to be sure we take you, our customers, to only the homes you might be interested in seeing. For example, tour this week goes to South Deerfield, Amherst and Montague. There are nine homes that are new to the market, in those areas this week. We go into the home and see the condition, compare the homes' features to the price, and we file away that knowledge. This also ensures we know how to get to a home later, when with clients. Occasionally, a home is so dirty I'd never take a customer to see that home, unless that customer were warned ahead of time and still wishes to see it. This might occur if the price were so low that it would be worth buying, no matter the mess you'd have to wade through to see it. We rush into each home, see every room, then return to our cars to get to the next house on tour.
Tour is a great marketing tool for home sellers and home buyers. For sellers, tour is a way to get realtors into their home. If a realtor hasn't seen a home, she isn't as inclined to bring a client into that home, unless the client specifically requests to see it. Many realtors have clients who are looking for specific homes. Here's where tour helps home buyers. Realtors see homes and if one meets that client's need, the realtor makes an appointment the day before, to show that home to that client. Is this a win-win or what?
Tour is a great marketing tool for home sellers and home buyers. For sellers, tour is a way to get realtors into their home. If a realtor hasn't seen a home, she isn't as inclined to bring a client into that home, unless the client specifically requests to see it. Many realtors have clients who are looking for specific homes. Here's where tour helps home buyers. Realtors see homes and if one meets that client's need, the realtor makes an appointment the day before, to show that home to that client. Is this a win-win or what?
Tuesday, April 15, 2008
Decorating vs. Staging
What is the difference between staging and decorating? The difference is the purpose. The purpose for decorating is that the homeowner is decorating for his/her own enjoyment. The purpose in staging is different. Staging is for the purpose of helping potential buyers see the merits of a house enough so he/she will make an offer to purchase.
Decorating is to show off collections/personal taste. Staging is to show off the home/buyer taste.
Decorating can be wild and wacky or anything in between. A staged home has anything distracting packed away.
A decorated home can have many purposes for one room, if that's how the homeowner wants to live. A staged home needs one clear purpose for each room in the home.
A decorated home can be bright colors, like red, blue or purple. A staged house can have strong-colored accent walls, if they fit into a color-coordinated, mostly-neutral palette and there is lots of light in place and the few accessories tie the room together. But as a rule, in a staged house, the wall colors need to be off-white/beige/light gray/tan and most personal items are packed away.
A decorated home can have lots of furniture in each room. A staged home should be minimally furnished.
A decorated room can have furniture placed in the middle of walkways, blocking the path into the room. A staged room should invite potential buyers into the room, with nothing in the path that might lead potential buyers to not go into the room.
A decorated home is for the enjoyment of the family and friends of the homeowners. A properly staged house draws potential buyers into every room, the hope being that the longer a potential buyer stays in each room, the more likely he/she will be to see its merit and put in an offer to buy the house.
A decorated home highlights the tastes of the owners. A staged home is designed to appeal to as many potential buyers as possible.
A decorated home can be very expensive. A staged home is often just a re-arrangement of the homeowners' own things, pared down and coordinated and slightly supplemented with a few accent pieces.
Why would a home seller stage his/her home? Because research has shown that empty homes and homes that are not staged, take longer to sell and sell for less money than a properly staged home.
Why don't more home sellers stage their homes? Often, the realtor doesn't want to be the bad guy and point out to their home seller that their home is not ready to be sold. The realtor wants the listing. So the realtor lists the home as is unless the home seller asks the realtor how to get the home sold quickly. Then the realtor will be full of helpful suggestions on what would be most effective to sell.
Realtors see many homes every week. We know which homes will sell quickly and which will drag on for years without selling. The difference is staging.
Steps in staging:
1. Look at your home from the curb, take a picture. Look at the picture. What do you see? Do you see dirty siding? Get the siding pressure washed, include the sidewalks and driveway, too. Does the trimwork need painting? Paint it. Is the screen torn in the storm door? Go to the hardware store and buy a screen repair tool and fix the screen. Continue this process inside and outside your home.
2. Clean everything, inside and out. Don't forget the cobwebs and dust in the light fixtures.
3. Store away any un-necessary furniture.
4. Be sure each room has one clear purpose. The living room is a living room, not a living room, an office, and exercise room.
5. De-clutter. Pack up all collections and store them away. Collections are a distraction to buyers. If you want to sell, you want the home to be the attraction.
6. Update anything that is outdated or dated. Buyers want a home in move-in condition.
7. Do all that deferred maintenance you've been putting off since you bought the home.
8. Remove anything that blocks a focal point. Windows, fireplaces, these are focal points, highlight them!
9. Try to have like-styled furniture and accent pieces in each room, preferably throughout the home. For example, if the home is Victorian, try to have Victorian furniture, or at least not modern furniture. If this is not possible, at least go throught your home and put all the Queen Anne pieces in the same room and all the modern pieces in another room.
10. Store away any controversial or family items.
11. Paint is the cheapest, easiest way to update a house.
12. If you have a septic system, be sure it is able to pass inspection.
13. Be sure your smoke and carbon monoxide detectors are up to code.
14. Trim the trees and bushes away from the walkway to the front door.
15. Plant flowers near the front walkway and door
16. Bake a pie when you know someone will be touring your home, buyers love the aroma and will be more favorable toward your home, and they will stay longer.
17. Pack away your books
18. Clean out your closets and drawers. Buyers shouldn't, but do, look in drawers and closets. If your attic and basement is a mess, buyers think there isn't enough storage. Invest in storage cabinets and shelves and then you'll have them to take with you when you move.
For more tips, watch HGTV's Designed to Sell tv show, every weekday evening at 8pm. They spend $2,000 and lots of elbow grease to get older homes ready to sell for top dollar in the least amount of time. Of course, they have carpenters and designers.
You can hire an accredited stager, if you wish professional help. But most realtors can help you with the most critical issues.
If a home seller does nothing else, he/she must de-clutter, update, clean, maintain, and arrange the furniture to maximize the interest in their home to potential buyers.
Statistics say that 70% of buyers won't even look at a home that isn't appealing in the online pictures. That means they won't even tour your home in person if it isn't staged. That means you are marketing your home to only 30% of buyers if it isn't staged!
Experts say that many home sellers don't wish to spend money on the home they're selling. They're focused on their new home. Wrong! Focus on doing what it takes to get this home sold now and for top dollar. Otherwise, you may not ever be moving into that new home because you might not get the old home sold.
Decorating is to show off collections/personal taste. Staging is to show off the home/buyer taste.
Decorating can be wild and wacky or anything in between. A staged home has anything distracting packed away.
A decorated home can have many purposes for one room, if that's how the homeowner wants to live. A staged home needs one clear purpose for each room in the home.
A decorated home can be bright colors, like red, blue or purple. A staged house can have strong-colored accent walls, if they fit into a color-coordinated, mostly-neutral palette and there is lots of light in place and the few accessories tie the room together. But as a rule, in a staged house, the wall colors need to be off-white/beige/light gray/tan and most personal items are packed away.
A decorated home can have lots of furniture in each room. A staged home should be minimally furnished.
A decorated room can have furniture placed in the middle of walkways, blocking the path into the room. A staged room should invite potential buyers into the room, with nothing in the path that might lead potential buyers to not go into the room.
A decorated home is for the enjoyment of the family and friends of the homeowners. A properly staged house draws potential buyers into every room, the hope being that the longer a potential buyer stays in each room, the more likely he/she will be to see its merit and put in an offer to buy the house.
A decorated home highlights the tastes of the owners. A staged home is designed to appeal to as many potential buyers as possible.
A decorated home can be very expensive. A staged home is often just a re-arrangement of the homeowners' own things, pared down and coordinated and slightly supplemented with a few accent pieces.
Why would a home seller stage his/her home? Because research has shown that empty homes and homes that are not staged, take longer to sell and sell for less money than a properly staged home.
Why don't more home sellers stage their homes? Often, the realtor doesn't want to be the bad guy and point out to their home seller that their home is not ready to be sold. The realtor wants the listing. So the realtor lists the home as is unless the home seller asks the realtor how to get the home sold quickly. Then the realtor will be full of helpful suggestions on what would be most effective to sell.
Realtors see many homes every week. We know which homes will sell quickly and which will drag on for years without selling. The difference is staging.
Steps in staging:
1. Look at your home from the curb, take a picture. Look at the picture. What do you see? Do you see dirty siding? Get the siding pressure washed, include the sidewalks and driveway, too. Does the trimwork need painting? Paint it. Is the screen torn in the storm door? Go to the hardware store and buy a screen repair tool and fix the screen. Continue this process inside and outside your home.
2. Clean everything, inside and out. Don't forget the cobwebs and dust in the light fixtures.
3. Store away any un-necessary furniture.
4. Be sure each room has one clear purpose. The living room is a living room, not a living room, an office, and exercise room.
5. De-clutter. Pack up all collections and store them away. Collections are a distraction to buyers. If you want to sell, you want the home to be the attraction.
6. Update anything that is outdated or dated. Buyers want a home in move-in condition.
7. Do all that deferred maintenance you've been putting off since you bought the home.
8. Remove anything that blocks a focal point. Windows, fireplaces, these are focal points, highlight them!
9. Try to have like-styled furniture and accent pieces in each room, preferably throughout the home. For example, if the home is Victorian, try to have Victorian furniture, or at least not modern furniture. If this is not possible, at least go throught your home and put all the Queen Anne pieces in the same room and all the modern pieces in another room.
10. Store away any controversial or family items.
11. Paint is the cheapest, easiest way to update a house.
12. If you have a septic system, be sure it is able to pass inspection.
13. Be sure your smoke and carbon monoxide detectors are up to code.
14. Trim the trees and bushes away from the walkway to the front door.
15. Plant flowers near the front walkway and door
16. Bake a pie when you know someone will be touring your home, buyers love the aroma and will be more favorable toward your home, and they will stay longer.
17. Pack away your books
18. Clean out your closets and drawers. Buyers shouldn't, but do, look in drawers and closets. If your attic and basement is a mess, buyers think there isn't enough storage. Invest in storage cabinets and shelves and then you'll have them to take with you when you move.
For more tips, watch HGTV's Designed to Sell tv show, every weekday evening at 8pm. They spend $2,000 and lots of elbow grease to get older homes ready to sell for top dollar in the least amount of time. Of course, they have carpenters and designers.
You can hire an accredited stager, if you wish professional help. But most realtors can help you with the most critical issues.
If a home seller does nothing else, he/she must de-clutter, update, clean, maintain, and arrange the furniture to maximize the interest in their home to potential buyers.
Statistics say that 70% of buyers won't even look at a home that isn't appealing in the online pictures. That means they won't even tour your home in person if it isn't staged. That means you are marketing your home to only 30% of buyers if it isn't staged!
Experts say that many home sellers don't wish to spend money on the home they're selling. They're focused on their new home. Wrong! Focus on doing what it takes to get this home sold now and for top dollar. Otherwise, you may not ever be moving into that new home because you might not get the old home sold.
Monday, April 14, 2008
Spring in the Pioneer Valley and Hilltowns
Spring is here. I see bulbs sprouting, turkeys crossing the road, even a cow being led on a leash. Birds are chirping. Spring peepers are peeping away in every marsh. And there is lots of sun, even if the heat hasn't yet arrived. We even went kayaking on Lake Rohunta the other day. It was our first time on that lake and we can't wait to go again. The fisherman next to the boat launch ramp was very genial. Even the motorcycle riders are out, so look twice. Then there is the fact that the outside ice cream windows have re-opened again. Diet? Not with all the exercise we get from all the outdoor activities we can do with all this extra evening hours of daylight! So go ahead, stop by the 202 Grille on MA-202/MA-2, exit 16 in Orange and have that milkshake. You can work off the calories by hitting a few golf balls at the range or mini-golf course. Isn't this the greatest place to live? Who needs to go elsewhere for a vacation? We live in vacation central every day!
Saturday, April 12, 2008
1st Time Buyer
Are there special programs for first time home buyers? Yes! The best place is to check with your financial expert. I use Dave Loeffler, First Horizon Home Loans, Peachtree City, Georgia. I've also used my credit union. Locally, I'd use People's Bank or Easthampton Savings Bank. Dave is great for creative financing if your credit is good but you don't have much for a down payment. Credit unions often have some of the best interest rates. People's Bank and Easthhampton Bank send me their interest rate sheets each week, so just call me if you'd like to know their programs or rates. If you are nervous dealing with financial people on your own, call me. I'd be glad to go with you.
Thursday, April 10, 2008
Negotiation
So, we've made an offer to purchase, now we are in negotiations, assuming the seller countered your offer rather than accepting it as is. This is where your realtor is of great value. The buyer doesn't have to go through this process alone. Your realtor will work with the seller's real estate agent. The seller will say a price and terms to the buyer. I'm keeping it simple here. I really mean the seller's agent and the buyer's agent. The agent then contacts her client for an answer. Legally, a counter is a rejection of the buyer's offer. Legally the buyer can now walk away. But in practice, most buyer's counter back. If buyer and seller come to terms, a legal contract is signed. This is the offer to purchase. In Massachusetts, this offer becomes the binding agreement if, down the road, the buyer and seller (via their attorney) can't come to an understanding on the purchase and sale agreement. That's why I recommend to my clients that they get their real estate attorney involved in this process before a home is found. That way the attorney can be working on the purchase and sale agreement at the same time the finance agent is arranging financing and the same time the buyer is looking for a home to purchase.
If a buyer does all these things in advance, they are far ahead of the game. Many sellers want buyers to be pre-approved financially before the seller will even allow the buyer to view their home. I have lived in many states in the United States. Never before have I seen sellers decline to allow buyers to enter their homes. But in Massachusetts, this is sometimes the case, so be prepared. Get your financing and attorney in place at the same time you are looking for property. I am not an attorney. Always seek expert help if you don't understand legal issues.
If a buyer does all these things in advance, they are far ahead of the game. Many sellers want buyers to be pre-approved financially before the seller will even allow the buyer to view their home. I have lived in many states in the United States. Never before have I seen sellers decline to allow buyers to enter their homes. But in Massachusetts, this is sometimes the case, so be prepared. Get your financing and attorney in place at the same time you are looking for property. I am not an attorney. Always seek expert help if you don't understand legal issues.
Wednesday, April 9, 2008
Offer to Purchase
So, you've found a home you'd like to purchase. How much do you offer? Your realtor will be able to give you guidance here, provided she is not also representing the seller. Your realtor will have seen many homes in the area. She will know if the home price is right or not. But in the end, only you must make the decision on what to offer. Many sellers place a high value on their homes. They will be insulted if you offer too little. This is especially true if the home is already priced right. If your offer is way too low, the seller will often not even answer your offer. By guidance, I do not mean legal advice. I mean examples of what's happened in past negotiations and results of that experience. In other words, your agent will share experience, not legal advice. I am not a lawyer.
On the other hand, if the home is perfect for you, and you must have this home, then offer within 5% of full price. If the home is overpriced, and you are not firm in needing that home over many others in the area, then offer less. Unfortunately, sellers in this area seem to rather over-price their home and let it sit forever before they'll lower the price by more than $10,000. And in this market, many home prices need to be lowered much more than that amount.
Tip: If your realtor represents both you and the seller, ask for someone else in the office to assist you in negotiating the price. Then once an agreement is reached, you can then go back to working with your original realtor. Prudential Sawicki is a designated agency office, so we have the ability to do this for our clients. A smaller office would not be able to provide this service.
On the other hand, if the home is perfect for you, and you must have this home, then offer within 5% of full price. If the home is overpriced, and you are not firm in needing that home over many others in the area, then offer less. Unfortunately, sellers in this area seem to rather over-price their home and let it sit forever before they'll lower the price by more than $10,000. And in this market, many home prices need to be lowered much more than that amount.
Tip: If your realtor represents both you and the seller, ask for someone else in the office to assist you in negotiating the price. Then once an agreement is reached, you can then go back to working with your original realtor. Prudential Sawicki is a designated agency office, so we have the ability to do this for our clients. A smaller office would not be able to provide this service.
Tuesday, April 8, 2008
Simplicity
If I'm buying a home, what is the process? 1. contact me 2. meet in person to discuss your needs and wants and dreams 3. Learn how much home you can afford. You do this by getting pre-approved with a lender, unless you are paying cash (ask me for a recommendation) 4. Find a neighborhood. If you don't know the neighborhood that feels right to you, let me help. This is where meeting in person comes in. I'll learn a lot from getting to know you. That's where my knowledge of local neighborhoods goes to work for you. 5. Once you find a home, I'll help you negotiate the offer with the sellers. After that, the process is simple because I'll be there for you every step of the way.
Monday, April 7, 2008
Belchertown For Sale By Owner
Seven weeks ago I toured a beautiful home in Belchertown, off Allen Road, that was (and still is) for sale by owner. It is owned by a nice young man who is in the Air Force at Westover Air Reserve Base. I feel for him. Too bad he just doesn't realize the odds are stacked against his ever selling his home himself. The days where homes sell themselves are past, for the moment at least. I left him my card and sent him a note the other day. I know I can help him, my challenge now is to help him come to the same realization.
Shutesbury
Shutesbury is a tiny hilltown, above Amherst, on the west side of MA-202, on the west side of the Quabbin reservoir. I held an open house in Shutesbury the other day, on Wendell Road. What a beautiful home. Here are the stats: Four bedroom, 2.5 bathrooms, large living room, dining room, family room, unfinished basement, two-car garage, wood siding exterior, large deck off the large eat-in kitchen, three-season screened porch, cathedral ceilings upstairs with skylights, wood floors, granite kitchen counters, alarm system, smooth ceilings (not cottage cheese) and one acre wooded lot; Architectural detail galore; And a pond. All for $399,000! Would this be the perfect home for you? This home has been on the market for 14 days, so get it while its hot.
Sunday, April 6, 2008
Feelings
Real estate is about feelings. Does your realtor say "How do you like this?" and then not even listen to your answers? Don't put up with treatment like that! The most important part about looking for a home (after getting financially pre-approved so you know the amount you can afford) is location. You need to find a location before you can find a home to buy. If you know just where you want to buy, that's great! It will save tons of time. But if you aren't sure, be sure your realtor shows you three homes in three different locations. This will enable you to get a feel for location. We all feel comfortable differently. I'm not talking race, color, age, gender or religion. No, I'm talking about style. To some, living in an up-scale location is more important than top school districts or large yards. To others, living in a location with people who keep themselves physically fit and like to dress accordingly, is where they want to live. But for some, space and safe schools and large yards are top priority. Only you know what works for you. But you will know what works for you when you see it, even if you can't explain it to your realtor. I'm not talking about steering*.
I'm talking about feelings. People know what they want. They just don't always know how to find it. Sometimes, they know, but are embarassed to say it to their agent. Say it! A realtor's only desire is to find her client the perfect home. Often, that perfect home is more about feelings than the home having three bedrooms and two bathrooms. Maybe you want to live where the neighbors drive only American cars? Maybe you want a place where you can have a home-office and know that your neighbors also have home offices? These are the questions your realtor might not ask. But if you want to be shown the right homes, tell these things to your realtor. She needs to know this to find you the right neighborhood.
*Steering is where a real estate agent (not a realtor, because a realtor would not do this, it violates our ethics) take certain legal classes of clients to certain neighborhoods because the agent feels that's where the client'll be happiest, because these neighborhoods are full of people the agent feels are like their client.
I'm talking about feelings. People know what they want. They just don't always know how to find it. Sometimes, they know, but are embarassed to say it to their agent. Say it! A realtor's only desire is to find her client the perfect home. Often, that perfect home is more about feelings than the home having three bedrooms and two bathrooms. Maybe you want to live where the neighbors drive only American cars? Maybe you want a place where you can have a home-office and know that your neighbors also have home offices? These are the questions your realtor might not ask. But if you want to be shown the right homes, tell these things to your realtor. She needs to know this to find you the right neighborhood.
*Steering is where a real estate agent (not a realtor, because a realtor would not do this, it violates our ethics) take certain legal classes of clients to certain neighborhoods because the agent feels that's where the client'll be happiest, because these neighborhoods are full of people the agent feels are like their client.
Saturday, April 5, 2008
Ground Contamination
How do I know if the home I want to buy has ground contamination? Your senses will be your first clue. Do you see depressions in the ground? Do you see an air or intake mechanism sticking up out of the ground? Do you smell oil or other smells that don't seem right? Did the location used to be a dry cleaners/service station/repair shop/tanner? These would all be my first hint that maybe an expert should be called to check this out. I used to work for the U.S. Environmental Protection Agency in San Francisco, back in the days when they had the Superfund. I've also taken legal classes, though I'm not a lawyer. The courts have held that once you own property, you are responsible. So once you accept title to a property you will be held accountable for any contamination. If you want to try to get reimbursed from the person who owned the property before you, you must do so via the courts. In other words, get the soil tested, and the results known before closing. Or better yet, find a different property to buy!
On the other hand, if you already own a contaminaged property and need another parking lot, buy the contaminated land next door. Be sure the price is right. You may be in for huge expenses if the area becomes the next environmental clean up site.
So far I've heard of possible ground contamination on properties in Hadley, Wendell and Athol. Two are untested, so the seller is not obligated to disclose contamination. As far as the seller is concerned, there is no contamination known (only rumored by neighbors) and therefore the seller "doesn't know" and doesn't have to disclose what he doesn't know. Buyer beware! A small expense up front to test the soil could prevent a financial disaster if a contaminated property is purchased. The costs of cleaning up a contaminated property could be ruinous financially.
On the other hand, if you already own a contaminaged property and need another parking lot, buy the contaminated land next door. Be sure the price is right. You may be in for huge expenses if the area becomes the next environmental clean up site.
So far I've heard of possible ground contamination on properties in Hadley, Wendell and Athol. Two are untested, so the seller is not obligated to disclose contamination. As far as the seller is concerned, there is no contamination known (only rumored by neighbors) and therefore the seller "doesn't know" and doesn't have to disclose what he doesn't know. Buyer beware! A small expense up front to test the soil could prevent a financial disaster if a contaminated property is purchased. The costs of cleaning up a contaminated property could be ruinous financially.
Friday, April 4, 2008
Real Estate Information delivered
Do you wish to receive Pioneer Valley and hilltown information but are not ready to work with an agent? E-mail me at cathykenyonjones@earthlink.net and tell me what you're looking for. For example: "Hi, Cathy. I'm John Doe. I'm looking for a three-bedroom, two bath, single-family home in Greenfield. Here is my e-mail address." I'll reply acknowledging I received your e-mail, I'll ask if there are any questions I can help you with. I'll ask what your urgency is (so I'll know if you need to meet personally to line up home viewing appointments). If you have no urgency to find a place to live, then I'll go into the multiple listing service database and sign you up for automatic e-mails. This means you will receive regular e-mails of homes you might be interested in driving by to see yourself. Remember: Don't feel you need to go this alone. This is what I do for a living. Please call me and I'll make your home pre-viewing far more productive by making appointments for home tours. That way we can meet in person and see the homes together. I look at homes everyday. I'd much rather have your company! I do ask one favor. Please do not call the name on the sign on the house when you'd like to view the inside of the home. Please call me. I'll work for you. The agent who has their name on the sign works for the seller, not you.
Thursday, April 3, 2008
Westover Air Reserve Base, Chicopee, Massachusetts
Is there a realtor who knows, first-hand, how to meet the special needs of military relocations? Yes! Me. I have been a military spouse for many years. The military has moved me all over this nation. I have bought and sold many homes in the process. Please call me so I can help you find the perfect home for you. For you, the perfect home, right now, may be to live on-post (if available) or to rent. I know someone who does rentals, just ask me and I'll connect you two. I have been a property manager in the past, so I can answer your questions intelligently. You can trust me to give you the right advise for your current situation. Ethics are to do what's right for your client. I take my ethics oath seriously.
For instance, I was looking at new construction in Southampton, Massachusetts. I previewed Red Brook Estates. Red Brook Estates has one model home for daily touring between 1pm and 4pm. So you don't have to wait the traditional 24 hours for an appointment. Red Brook Estates accomodates buyers with a need for more. They do this by designing homes that can be custom built for your personal wants and needs. This development has one-acre lots in a tranquil, country location. They start in the $500,000s. At the moment the model is under contract so there is a six month timeframe needed for occupancy.
I was at Westover Air Reserve Base yesterday. I dropped off a few business cards and talked with the family readiness manager.
If you are new to the area and wish you knew someone who could help you get oriented, just ask. It would be my pleasure to help in whatever way you need. I have spent my life helping military personnel and their families. I know many things as I used to be in the Navy Reserve, my son is currently in the Air Force and my spouse is currently in the Army Reserve full-time. If there is anything I can do to make a military family more comfortable, I will do it. But you have to ask! 978-846-7398 or cathykenyonjones@earthlink.net. And bye the way, if you know anyone who is buying or selling a home, please let me know so I can follow-up with them. Your referrals are appreciated.
For instance, I was looking at new construction in Southampton, Massachusetts. I previewed Red Brook Estates. Red Brook Estates has one model home for daily touring between 1pm and 4pm. So you don't have to wait the traditional 24 hours for an appointment. Red Brook Estates accomodates buyers with a need for more. They do this by designing homes that can be custom built for your personal wants and needs. This development has one-acre lots in a tranquil, country location. They start in the $500,000s. At the moment the model is under contract so there is a six month timeframe needed for occupancy.
I was at Westover Air Reserve Base yesterday. I dropped off a few business cards and talked with the family readiness manager.
If you are new to the area and wish you knew someone who could help you get oriented, just ask. It would be my pleasure to help in whatever way you need. I have spent my life helping military personnel and their families. I know many things as I used to be in the Navy Reserve, my son is currently in the Air Force and my spouse is currently in the Army Reserve full-time. If there is anything I can do to make a military family more comfortable, I will do it. But you have to ask! 978-846-7398 or cathykenyonjones@earthlink.net. And bye the way, if you know anyone who is buying or selling a home, please let me know so I can follow-up with them. Your referrals are appreciated.
The Orange, Massachusetts housing market
Where can I buy a nice home affordably? Orange, Massachusetts! In Orange you can purchase a nicely maintained three bedroom, one bath home for $150,000. This home will have charm and uniqueness. It will also have extras, like a gazebo and a glass-fronted storage/office located outside of the home and a yard.
But if one bathroom and the potential of having to deal with lead paint or other issues sometimes involved in older homes, then consider new construction. Orange is one of the few towns in the North Quabbin area that offers new construction, and it is very affordable!
Orange also has North Orange. North Orange is very picturesque. It has a Saab repairer, a used bookstore, a farm/restaurant/gift shop, and lots of pails hanging from maple trees. It is a lovely scenic drive at all times of the year. But of course, the fall is the jewel in the crown for scenic mountain and valley views and fall folliage color.
And the kayaking capital of the area, Lake Tully, is just up the road.
Tully Pond also has water-front homes available, if you feel the need to wake up every morning to ducks, birds, fish and other things attracted to water, as you drink your morning cup a joe. I'll bet there are even a few occasions where two-legged eye-candy is available near the shoreline.
But if one bathroom and the potential of having to deal with lead paint or other issues sometimes involved in older homes, then consider new construction. Orange is one of the few towns in the North Quabbin area that offers new construction, and it is very affordable!
Orange also has North Orange. North Orange is very picturesque. It has a Saab repairer, a used bookstore, a farm/restaurant/gift shop, and lots of pails hanging from maple trees. It is a lovely scenic drive at all times of the year. But of course, the fall is the jewel in the crown for scenic mountain and valley views and fall folliage color.
And the kayaking capital of the area, Lake Tully, is just up the road.
Tully Pond also has water-front homes available, if you feel the need to wake up every morning to ducks, birds, fish and other things attracted to water, as you drink your morning cup a joe. I'll bet there are even a few occasions where two-legged eye-candy is available near the shoreline.
Private Septic
If I have a private septic system, do I have to get it inspected before I can put the home on the market for sale? Not if the septic system was inspected, and passed inspection, within the last three years and you had the system professionally flushed on or before the inspection date. You can do this for up to three years to keep your inspection current. If you have not done this, or if you can't prove you have done this, then yes, you must have an inspection.
Wednesday, April 2, 2008
Tour
Tour for the Amherst realtors is on Wednesday mornings. Today all the Amherst realtors toured all the new listings in Amherst and Belchertown. The first home we toured was $699,000. It was very nice. The next few homes were more modest, in the $200,000 to $300,00 range. There was one in Belchertown that had a finished basement. But the windows were too small for the rooms to be considered livable, as they were not large enough for someone to crawl out of in a fire. And a bulkhead is not easily escapable, especially for a child, according to the fire department. Tip: Remember when looking at homes to compare the Title V septic permit (this applies to homes with private septic) to the number of bedrooms in the home. Sometimes the septic system is approved for three bedrooms and the home actually has five bedrooms. If the septic is approved for three bedrooms, then the home is only salable as having three bedrooms.
Business Expenses
Do you know how to keep track of your business expenses? I am not an accountant, but here's what I've learned: 1. Open a seperate checking account and credit card account in your business's name, this is for ease of accounting. 2. Keep receipts and track the income and expenses, I do it monthly. Total the columns and see if you made or lost money for that month. 3. Remember to send an estimated earnings check to the IRS quarterly, if you made more than you spend.
Tuesday, April 1, 2008
Poison Ivy
Do trees and bushes in your yard look like they are being smothered by some other plant? It may be poison ivy. When I first bought my current home that was how my property looked. So, naturally, I went out there with my gloves and pruning shears, and proceeded in doing what I could to clean up the situation. It turned out much of what I was cutting was poison ivy. Thankfully, it was early enough in the year that it wasn't active. So if you have this type of work, do it now.
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