Protect Your Privacy while your home is for sale

Are your secrets safe? Before your home goes on the market and home buyers start to walking through, savvy sellers will relocate confidential information. Even so, you might be astonished to learn what home buyers can figure out about you.



Private Documents


• Is it snooping to open a drawer?


Not if the drawer is part of a built-in such as a kitchen cabinet or a dining room china cabinet. Buyers can innocently tug on a drawer to inspect its construction or depth and find important documents that you might not intend for anyone to see.






• Don't leave mail where anybody can find it.


Lots of sellers leave piles of opened mail neatly stacked on the kitchen counter. Buyers could find out how much you owe department stores or other credit cards. They can tell if you're late on your mortgage payments or if the I.R.S. is after you. Heaven forbid should you file bankruptcy or be sued and leave those documents on the table, but sellers do it. They must believe that buyers will not read someone else's personal mail, even when that mail is taped to the refrigerator door, begging to be read.

• Remove Diplomas and Wedding Photos from Walls

Notwithstanding that all personal items should be removed, sometimes sellers overlook the obvious and leave diplomas on the wall. People form biases and can carry a bias too far. For example, the seller might be a lawyer, and there are buyers who might not feel comfortable buying a home from a lawyer. For whatever reason. Diplomas also give away a seller's age or a close estimate. If a buyer sees a recent medical diploma, for example, the buyer might assume the seller is saddled with student loans and needs to sell to pay them off.


Wedding photos might give away the seller's religion, as do certain religious artifacts left in the home. Buyers can be prejudiced. Don't give buyers a way to form any opinion about you at all. Don't let buyers form ideas about you from the type of music you like or the literature you read.


So before you list you home for sale pack up anything remotely personal. If your house speaks to a buyer about you, it's probably saying the wrong thing.


Please leave your comments below; I would love to hear from you!


www.woodbridgerealestate.blogspot.com

Staging Your Home

For most homes staging is key to selling your home! So what is home staging all about? Home staging is about illusions. It's beyond decorating and cleaning. It's about perfecting the art of creating moods. Staging makes your house look bigger, brighter, cleaner, warmer, more loving and, best of all; it makes home buyers want to buy it.



Contrary to what you might think, it's about more than preparing the house for sale. Staging is what you do after you've cleaned, decluttered, painted, made minor repairs; it's all about dressing the house for sale.


It's about adding the small details: the lipstick, mascara and, for simplicity, a stunning, single strand of small white pearls.


What is a Professional Home Stager?


Professional stagers are highly skilled artists. They can take a blank canvas and paint a sensuous portrait without ever lifting a paint brush. Stagers possess the skills of a top-level designers and they create dramatic scenery that appeals to all five senses. Here are some of their secrets:


• Arrange sparse pieces of furniture in an appealing grouping known as a vignette


• Showcase a generous usage of soft fabrics such as silk, lamb’s wool, satin


• Display unusual knickknacks in units of 1, 3 or 5


• Drape window coverings with simple lines


• Add unique elements to shelving, bookcases and fireplace mantels, which draw attention to predetermined areas


What Accessories Does a Stager Use?


Stagers bring in a vast array of items to spruce up the house. Here is a small sampling of items professional stagers often use to dress each room. How they are utilized is limited only by the creativity and vision of the stager.


• Mirrors


• Plants


• Silk Flowers


• Floor & Table Lamps


• Area and Throw Rugs


• Small Love Seats


• Ottomans


• Afghans


• Pillows


• Inflatable Queen-Size Beds


• Baskets


• Plastic Tables & Chairs


• Kitchen cabinet organizers


Professional Staging Tricks & Tips


The idea behind staging is to allow rooms to show themselves.


• Apply orange oil to cabinets that appear dry, which will renew their original luster


• Put out large bowls of fruit such as polished apples, bright oranges, luscious grapes


• Arrange colorful and fun cookbooks on the counters


Bring the outdoors inside through the use of greenery and plants; in creating clean, crisp spaces and arranging furniture with plenty of room to walk around. Bathrooms are essential to dress well. Bathrooms should look open, airy and delightful. Some tricks are to add baskets filled with spa treatments such as:


• Towels, tied with ribbons


• Scented soaps


• Creamy lotions


• Moisturizing & Facial jars


The back yard needs staging, too. For patios and decks, bring in plants and potted flowers, and add additional color by setting the picnic table with bright, plastic dinner plates.


How Much Does it Cost?


Prices vary depending on where you live and the local demand for professional home staging. Some real estate agents help sellers Stage® the home themselves. Most listing agents agree, however, that vacant homes show better with staging and will encourage sellers to hire a professional stager. Fees range from $500 to $5,000 or more, depending on square footage and the number of rooms staged.


So when getting ready to sell your home don’t just clean it stag it!


Please leave your comments below; I would love to hear from you!


www.woodbridgerealestate.blogspot.com

Selling your house with pets at home

Almost everybody loves pets except the home buyer who is buying your house. Don't ask me why, but that's often how it works out. Home sellers who adore their pets -- and I count myself as a huge pet lover -- have a hard time imagining the negative attitudes others will have against their pets. So, while this might be a hard pill to swallow, if you want to get top dollar for your house, pay attention to how much you might lose with a dog or cat in residence. I know your probably wondering how can I lose money just because I have my dog or cat in the house. Well most of the time buyers don’t want to look at a home that has pets in it and if buyers aren’t looking at your home then they aren’t buying it, which means your home will sit on the market for longer and you’ll eventually end up dropping the list price of your home.



Why Don't Home Buyers Like Your Pet?


• Nervousness. Pets make some people very uncomfortable. Not everybody grew up with a family pet or enjoys outings at the zoo. I actually have a neighbor who can’t stand pets, and will get nervous at the sight of a dog.


• Fear. Real and irrational. It's not only dogs that instill fear in people. All kinds of silly old tales and superstitions involve cats.


• Inexperience. Pets are not always predictable and could get startled by unknown people being in your home.


• Your pets aren't their pets. They imagine yours bite, jump, vomit, claw, spit-up hairballs or are just plain hyper and bad.


#1 Preferred Pet Solution


You're not going to like this but I'll say it anyway, fully realizing that this very excellent piece of advice is likely to fall on deaf ears. The best thing to do is to relocate your pets while your home is on the market. Putting them in the back yard, in the garage or in another room that you keep locked is insufficient, and it's not fair to them or the buyer. If you have a pet locked in a room or in the garage this is an area the buyer can’t go in to look at and buyers want to see EVERY part of your home. You need to remove them from the house.


• Let a friend or relative care for your pet.


• Board them at a kennel.


• Send them on vacation.


• Send them to doggie day care during the hours you have your home open for viewing


Overcoming Negatives Associated with Your Pets


If you shrug off all professional advice and absolutely refuse to move your pets out of the house, then at least listen to these:


• Remove the Cat Litter Boxes & Dog Potty Pads


Keep them out of sight and impeccably clean. Nothing turns off buyers faster than opening the door to the laundry room and being greeted by a full or stinky cat box.


• Clean the Carpet & Floor Pet Stains


Hire professionals to remove the stains. Buyers will spot them and form unfavorable opinions about the rest of the house. If the stains can't be removed, then remove the floor covering and replace it.


• Pet Odors and Smells


1. Cat urine is the worst. Without question. The. Worst. Bring in a neighbor to do a whiff test.


2. Try enzyme cleaners such as Simple Solution, Nature's Miracle or call a professional ozone company.


Remove Signs of a Pet


You may be required by state law to disclose that pets have lived in your home, but you don't need to advertise that pets live at your house. Removing signs that you have a pet is simply smart practice. No point in turning off potential buyers? It's those first impressions that count the most.


• Do not put photos online showing your cat asleep on the bed


• Seal up doggie doors


• Put away food and water bowls when not in use


• Vacuum religiously, every day, sometimes twice a day


• Pick up pet toys and put them away


• Pack up cat trees and other signs of cat paraphernalia (you know who you are)


• Remove photos of pets from refrigerator, walls and table tops (family photos should also be removed)


• Pack up all cages, carriers, etc.


Showing Your House


Put your pets into a carrier and attach a note warning buyers not to disturb them. The last thing you need is somebody sticking their hand inside the carrier and getting bit or scratched. You can't predict how your pet will react when locked up and alone.


So for all the pet owners out there it’s like I said, if you’re not going to send your pet to a friend’s house or away to doggie day care then at least clear your home of showing that there is a pet living there.


I hope these tips can help you. I would love to hear your comments so please leave a comment below!


www.woodbridgerealestate.blogspot.com

FSBO Tips

I hear people asking how to sell their home on their own quite often. Some sellers (about 21%) want to sell their home without representation of a Realtor because they don't want to pay a commission fee, but In the long run, paying the commission fee is well worth the time, effort, and expertise the Realtor puts into getting your home sold! But the question still lies at hand... How do I sell my home myself?

A For Sale By Owner (also known as FSBO), without representation, is not terribly difficult if the market is moving fast and inventory is snapped up as soon as it becomes available for sale. However, for most FSBOs, finding buyers is typically the main challenge.

The National Association of Realtors reports that the majority of for sale by owners end up listing with a Realtor. Part of the reason is that most people work and have other obligations which means, unlike a full-time Realtor, they are only available to show there home on certain days at certain times.  Another typical problem is marketing, but this blog isn't meant to dive in to all that.
Here are tips on how to do a sale your home yourself:

Pricing Your Home For Sale

•Pricing a home to sell is part intuition, part research and part market timing.  If you are unsure or don't feel like doing all the homework, you can pay an appraiser to come out and give you an estimate on where your property stands.


•You do not want to fall victim to a seller's biggest mistake and not price your home correctly, because the first two weeks on the market are crucial which is when buyers' interest levels are the highest.  So make sure you do your homework.  The 3 most reliable sites I think are Trulia, Zillow, and Realtor.com

Preparing Your Home to Sell

No longer can you sell your home with unmade beds, dishes in the sink and toys scattered throughout the living room. Today's homes must be spotless and resemble a model home, with the appeal of a 5 star hotel..

•Before you begin to prepare your house for sale, examine the home from a stranger's viewpoint. It's even a good idea to ask a friend to help.

•Consider spending money on improvements, fixing things that don't work and making repairs before selling to improve your profit.  But make sure not to overdue it, because not all repairs will net you a profit.

•Do not underestimate the power of home staging. It can mean the difference between getting multiple offers or one offer.

•If you have a pet in your home, think about relocating or sectioning off your pet. See if your pet can stay with a friend or family member while you’re trying to sell your home.

Marketing Your Home as a For Sale by Owner

Without representation of a Realtor you miss out on the advertising they would be doing for your home. So use the extra money you have to put towards advertising. Figure out your target audience and get the message to them.

•Make sure you understand the basics to marketing your home. From how to do photographs, print advertising, direct mail and e-flyers, to making a reasonable marketing budget for yourself.

•All marketing should be geared toward making your phone ring and increasing traffic to your home.

•Avoid marketing mistakes by being flexible with showings, offering incentives to buyers and obtaining buyer feedback.

•Seasonal sales require unique approaches. The way you would sell in spring is very different than selling in winter.

•Make sure you put a lockbox on your premises for easy access by agents when you are not home.

•Hold an open house, and remember that in some areas, Saturdays are just as popular as Sundays.

•Hire a good photographer to shoot a virtual tour with at least two to four spins of your house, and advertise the virtual tour link in your marketing materials.

These are just a few tips on how to sell your home yourself. But remember selling your home your self can be a great or it can be your worst nightmare. Weigh your options before deciding to sell without representation of a Realtor.  Can you dedicate your time and energy to be available?  Do you have at least $1,000 to put towards your marketing?  & Did you take out your personal emotions? 


Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes and MUCH more!
                                      http://www.woodbridgerealestate.blogspot.com/

4 Things Homeowners Should Do Before....DUN...DUN...DUNNNNN

Before you start making repairs, before selling your home or marking dates on your calendar for an open house, it's smart to prepare a home selling plan. Of course, you want top dollar, but you could make costly home selling mistakes along the way if your enthusiasm for quickly selling causes you to run out and stick a for sale sign in the yard before you're fully prepared to sell.




Motivation for Selling

Explore your reasons for selling. Everybody has a reason to sell. If you aren't truly motivated or committed to selling -- if it just struck you one morning that you should move to the other side of town and you haven't completely thought through the process -- you could be setting yourself up for disappointment.



Buying a New Home

Most people who sell do so to buy another home. Put together a list of neighborhoods where you may want to live and drive them. Go to open houses. Check out pricing between newer homes vs. older homes. Weigh your options. You might find you prefer to stay where you are.



Call Real Estate Agents

Interview real estate agents, talk to at least three neighborhood specialists. Ask each listing agent to give you a marketing plan that explains what they will do to market your home. In addition, ask the agents to prepare a comparative market analysis for you and ask each for advice about:


• Preparing Your Home for Sale


Compare suggestions and consider accepting the most sound advice. Generally, you will want to move out bulky and excess furniture.


• Repairs Before Selling


Not all resale repairs will pay off. You don't want to spend a lot of money making improvements but you do want to repair obvious maintenance issues, if any have been neglected.


• Home Staging


You can hire a professional stager, ask your agent to help stage or stage it yourself. You will get more for your home if it is staged.


• Home Pricing


Do not select an agent based on suggested sales price. Some will overbid each other to get the listing. But do not overprice. Homes that are overpriced often sell for less than market value.


• Net Profits from Selling


I always prepare two net sheets for sellers, each with a low price and a high price. This way, sellers can be prepared for the worst and hope for the best. If the lowest net price will let you buy the home you want, it's time to find financing.



Find a Lender

First, call your existing lender to find out exactly how much you need to pay off. You should order a beneficiary statement. Then check out new financing offers from your own lending institutions and credit unions. Ask for a Good Faith Estimate - GFE. Compare rates and fees. Also, ask for referrals to mortgage brokers from agents. Often, mortgage brokers have more flexibility to discount rates and are more competitive.


• Get a loan pre-approval letter, so you know how much of a mortgage you will qualify to obtain.


•You don't need to apply for the maximum mortgage, and a lower mortgage payment might make you more comfortable in the long run.


• Compare mortgage loan types and choose wisely.

And there you have it...4 things all homeowners should do before...dun..dun..dunnn happens.  Remember, an homeowner with a plan is....well ...a smart homeowner ;)  Stay tuned and thank you ALL for your support.

Go to http://www.shanellrobinson.lnf.com/ to view my office properties and find your next HOME.

Basic Home Maintenance

Home maintaining is something I feel everyone who own's a home or is thinking of owning a home should know. Some things most of us know from living with our parents but other things can be a learning curve. As we all know everything wears out one day but there are some simple things that can be done that cost nothing or almost nothing that can help preserve your home and some of the appliances in it. I am not a home inspector or an expert, but these are just some tips that I think can help you!


Forced air furnace - Change the filter once a month. Furnace filters are, in general, the cheapest filters because they do not constrict airflow. If you buy the more expensive filters that are supposed to last three months, change them once a month anyway. Furnaces are expensive, gas is expensive, filters are cheap.

Refrigerators - Pulling your refrigerator out and vacuuming the coils on the back of it once a year will make the fridge run cooler and last longer.

Water Heater - They never tell you this when they put in your water heater, but it needs yearly maintenance. Most people ignore the water heaters and when they fail, they can make a mess. Sediment builds up in water heaters through normal use. In a nutshell they need to be turned off, drained and flushed once a year. There should be instructions in the manual that came with the water heater. If you can always Google it  ;). Cleaning out the water heater is very important, but I don't know anyone who does it.

Clothes Dryer - Most people, but not everyone, knows that the lint filter in the dryer needs to be cleaned after each load of wash. There is one more lint filter you might want to check and that is the filter outside where the dryer vents. Once this gets all clogged up you may notice that it takes an eternity to dry a load off and like I said early gas is expensive. If the dryer isn't drying check the vent.

If you are a home buyer reading this, when you put an offer in on a home, it is best that offer is contingent upon a home inspection. A good home inspector will go over some of these basic maintenance tips with you or provide a CD or booklet with information. You should also ask the sellers for any manuals and warranties they have on the appliances. It is nice to know how old they are too. Newer appliances tend to be more energy efficient.

If your home will be empty this winter now is the time to winterize it. That means turning the water off and draining the pipes, the water heater and the furnace if it is a hot water unit. Water can destroy a home very quickly.

Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes & MUCH more!

                                            http://www.woodbridgerealestate.blogspot.com/
Info resource: Teresa Boardman

How to Pass Your Home Inspection...

Heres a post that I wanted to share with you guys...Honestly I couldn't have said it better..

Nearly all home buyers hire a professional home inspector to take a close look at their new house before closing. You can speed things along by analyzing the condition of your home and making necessary repairs now, before the house is under contract.

 

Whole-home inspections cover numerous systems within the house, but there are a handful of hot-spots that seem to worry buyers the most:

 

Mold & Mildew

 

Mildew stains and odors scare buyers, especially now that toxic black mold is such a hot topic, and chances are you won't even get an acceptable offer if mold and mildew are present. Even if the mold in your house is the normal variety kill it and fix the source of the problem.

 

Damp Basements and Crawlspaces

 

Mildew odors signal that a basement is too moist. Buyers and home inspectors will look closely at the walls and floors for patches of mildew and signs of dampness. The inspector might use a meter to determine how much moisture is present in these spaces, because moisture deteriorates building materials and attracts insects. Cover exposed earth in basements and crawl spaces with plastic to help keep moisture levels down.
Most foundation "leaks" we see are a result of poor drainage that funnels water towards the foundation.

• Make sure gutters are clean so that rainwater flows toward downspouts instead of spilling over gutter sides along the foundation.
• Point drainage downspouts away from the house.
• Check water flow through buried drainage lines by flooding them with water from a hose. If water comes back towards you the line is plugged and should be cleared.

 If foundation problems do exist, and you cannot make repairs, you might need to lower the price of the house upfront, with the understanding that the price reflects the problem. Another option is to give the buyers an allowance to make repairs after closing.

 

Roofs and Chimneys

 

• Deteriorated shingles or other roof coverings are one of the first things home buyers and home inspectors notice. If the elements underneath the shingles are moist or rotted, you can bet repairs will be requested.
•  Make sure flashing around the base of the chimney is watertight, and that mortar and bricks are in good condition.
• Inspect the fireplace to make sure it is functioning properly.

Plumbing Problems

 

Fix leaks long before the home inspection takes place. The inspector will check water pressure by turning on multiple faucets and flushing toilets at the same time. The inspector will also run the dishwasher.

 

The home inspector might check the septic system. One method uses dyes that are flushed down a stool. The inspector waits to see if the dye surfaces on top of the septic drainfield, which would indicate a drainage problem.

 

The Electrical Systems

 

The electrical panel and circuit breaker configuration should be adequate for the needs of the house.

 

The inspector will look for receptacles with ground fault circuit interrupters (GFI) in bathrooms and kitchens. These receptacles contain mini circuit breakers that click off during a short circuit or overload. The home inspector will likely make sure the receptacles are what they appear to be, and not "dummies" that aren't wired correctly.  The inspector will test a portion of the remaining receptacles in the house as well, so be prepared.

 

Other Important Home Inspection Checks

 

The home inspector will check the heating and cooling systems, making sure they work and commenting about their efficiency.

 

• The home inspector will take a close look at the structure and foundation.
• The home inspector will check appliances that remain with the house, including smoke detectors.

 

Before the Home Inspection

 

Do everything you can to get the house in good condition before you attempt to sell it, but don't be discouraged if the inspection report contains a few negative statements. Home inspectors make note of everything they see.

 

Remember that the home inspection report is not a wish-list for buyers. Read your contract carefully--it dictates which systems should be in good working order at closing. If the roof is older, but doesn't leak, it's in good working condition. The same is true for older appliances.

 

Your contract may also state that you are under no obligation to make any repairs at all--although the buyers can then likely withdraw from the contract. Don't feel you must comply with unreasonable demands for repairs.

 

(Not an Orginal Post..Post link is How to past the Inspection)

 

 Go to www.shanellrobinson.lnf.com to view my office homes and So MUCH more.

 

www.woodbridgerealestate.blogspot.com

 

Are you preventing your home from Selling?

You come home after a hard day of work. Dinner is ready and the kids are playing in the living room. After taking a shower you get ready for bed and quickly fall asleep. You wake up late and both you and your wife rush to get the kids ready for school. You finally get the kids to school and you are now headed to work when you get a call from you realtor. She says “HEY...I have some strong buyers with me and where headed to your home right now to see it. I think there really going to love it.” The first thought in your head is the 50 toys in the middle of the living room, the dirty dishes, the clothes littered through the home...etc. And well ….to make a long story short, the buyers decides that your home isn’t right for them.



This is a very common mistake that sellers make. The home is staged beautifully for the first week or during an open house, but sooner or later the house begins to look like…well like someone is living there. Believe it or not but, it is extremely hard for a family to constantly keep their home at a 5 star hotel clean level at all times but, it is IMPERATIVE that you do. When buyers walk into your home they envision what the property can be for them and that’s pretty hard for them when they see your kitchen littered with last nights leftovers.


Another SUPER common mistake sellers make is attaching there emotions to the sale. Now I understand how selling your home can be a bitter, sweet moment, but when a buyer is putting an offer on your home, the last thing they care about is your emotions. (Well it’s True) Once again, when a buyer is looking to purchase your property, their vision is of what the property can be for them. The agent is responsible for identifying and selling the strengths of the property to enable the buyers to envision themselves living in your home. But when push comes to shove, some sellers go through “SELLERS REMORSE”. They are not ready to leave the home filled with 25 years of memories and love. So what do they do? They make excuses on why they can’t accept “THAT” offer. But by you refusing the buyers ridiculously low offer, you then closes the door and that ends the conversation. Instead, make sure your emotions are not involved and that you base your decision on what you need instead of what you want. You can also respond with a counter offer, at or very near to your asking price. This signals to the buyer that you are interested in working with them. Once this process begins the buyer is now in the thought process of getting the object of his desire. Another benefit of this is that even though you have not accepted the offer, the property is effectively under “negotiation”. What this does is it heightens the sense of urgency for any other potential buyer and with a right to first refusal, means that you could easily accept a better offer.


At the end of the day you have to remove emotions from the sale or you’ll get exactly what you truly want instead of what you truly NEED.

Go to www.shanellrobinson.lnf.com to view new homes in your area, and so MUCH more.

http://www.woodbridgerealestate.blogspot.com/

What’s That Thing on My Door?

    So, what's that box looking thing on your door? Well if you're not selling your home, I have no clue J But if you are selling your home it's most likely a lockbox. Lockboxes are something we Realtors use to allow other Realtors to go in and out of your home to show it to prospective buyers.
    Though you don't have to allow your Realtor to put a lockbox on your door, it's important that you do. Why? Because if you don't have a lockbox that means every time a prospective buyer wants to view your home, you have to be home to let them in. If you're someone who stays home 24/7… literally, then that may not be a problem. But I'm sure you're not. So it would be a inconvenient for you to have to be at home to let someone in every time they want to view your home. Not only is it an inconvenience to you but its VERY inconvenient for the buyer. Buyers like to see a home when they are available, not when you are. So having a lockbox on your door allows the buyers Realtor to let them self's in and view your home at their leisure.
    There are two kinds of lockboxes, there are combination lockboxes and there are sentry-lockboxes. With a combination lockbox, the Buyers Realtor would get the lockbox code from your Realtor or a showing service your Realtor is signed up with. They would then go and look at the home by simply putting in the code and taking the key out.
      With a sentry-lockbox, you are required to have a real estate agent present to gain access. A buyers Realtor is required to have what we call a "pass key". Sentry-lockboxes are electric divices that not just better protect your keys, but also monitor who and when someone attempted to get into your home. To gain acces, the Buyers Realtor would put their personal pass key inside the sentry-lockbox and push in their personal password, which would then allow the box to open for the Realtor to get the key to go inside and view your home.
     Which lockbox you prefer on your door is completely up to you. I prefer to always use sentry-lockboxes with all my clients, they are sleek, secure, and easy to use!
            If you have any questions or would just like to leave a comment please do so below; I would love to hear from you!

   

  Make sure you go to http://www.shanellrobinson.lnf.com/ view my office listings, search for homes and MUCH more!view

              http://www.woodbridgerealestate.blogspot.com/

Before You Sell Your Home You Have To.....

• Finish the "honey do" list. Just about every homeowner has a string of little repairs that never quite get done. Now's the time. Fix the screens, oil that squeak, patch the cracks, paint the trim. Stuff that you've long since stopped noticing could be shouting "Deferred maintenance!" to every potential buyer.The cost: A few bucks if you're handy, a couple of hundred or so if you hire someone who is.

• Get inspected. A pre-sale inspection can help in two ways, says real estate columnist Tom Kelly. Professional inspections can identify problems that could thwart a sale in time to fix them. And if there are no major problems, he said, an inspection can publicize that fact to skittish buyers. "Having an inspection (report) right on the counter during the open house . . . shows the buyers that the seller's got nothing to hide," said Kelly, author of several real-estate books. The cost: Around $400.

• Pack up the clutter. "Clutter eats equity," said real-estate broker Barb Schwarz, CEO of StagedHomes.com and a pioneer of the concept of professionally preparing houses for sale. Too much stuff makes rooms look smaller and focuses buyers' attention on your possessions rather than the home you're trying to sell. That's why many professional stagers recommend removing as much as a third of your things to better show off rooms and closets. Since you're going to have to pack it up anyway, do it now," advised Schwarz, who said she has staged more than 5,000 homes. Buyers "can't imagine themselves living there if they can't see the space."The cost: $150 to $300 a month for three months' storage.

• Depersonalize and neutralize. The first items that should go in those packing boxes: family photos, collections and just about anything else that says "you." Streamline your artwork and consider toning down bold decorating statements, said Ilyce Glink, author of "50 Simple Steps You Can Take to Sell Your Home Faster and for More Money in Any Market." That means neutral shades if you need to repaint walls or replace carpets.  "Buyers have a hard enough time envisioning how their stuff will look on your walls," Glink said. "By neutralizing your decor, you can help give them the blank canvas they need to imagine your house as theirs." The cost: $10 and up for paint; $500 and up for new carpet.

• Clean like a fiend. "I mean Q-Tip clean," said Schwarz, who recommends taking a cotton swab to faucets and fixtures, scouring fingerprints from all the switch plates, shining windows until they're spotless and vacuuming up every last dog hair from the baseboards. "You should be able to eat off the kitchen floor, the bathroom floor." You'll need to banish suspect smells as well; you don't want your house to become known in real-estate circles as "the cat pee place." If your pets have had one too many accidents, you may need to replace the affected carpet and padding and have the underlying floor sealed. If you're not sure how your place smells, get your least tactful friend to take a few whiffs and tell you the honest truth.  The cost: $10 or so in home cleaning products, if you do it yourself; $75 and up if you hire help.

Go to http://www.shanell.lnf.com/ to view my office listings, search for homes, and SO MUCH more!!!

http://www.woodbridgerealestate.com/

Average Seller Subsidy

    I told you I would give you all the average seller subsidies by price range for Woodbridge, VA. And here it is; just for you!
--------------------------------------------------------$49,900 - $99,999 has an Avg. Seller Subsidy of $3,649
$100,000 - $149,999 has an Avg. Seller Subsidy of $1,563
$150,000 - $199,999 has an Avg. Seller Subsidy of $3,384
$200,000 - $249,999 has an Avg. Seller Subsidy of $4,878
$250,00 - $299,999 has an Avg. Seller Subsidy of $5,788
$300,000 - $349,999 has an Avg. Seller Subsidy of $3,500
$350,000 - $349,999 has an Avg. Seller Subsidy of $7,308
$400,000 - $449,999 has an Avg. Seller Subsidy of $5,459
$450,000 - $499,999 has an Avg. Seller Subsidy of $4,248
$500,000 - $549,999 has an Avg. Seller Subsidy of $3,333                    

                   

 Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes and much more!

                                    http://www.woodbridgerealestate.blogspot.com/

What’s Seller Subsidy?

     Do you know what seller subsidy is?  Seller subsidy is the closing cost credit from the seller to the purchaser, paid at settlement. Seller subsidy is very important for both sellers and buyers to know. I feel it's best for you to know your seller subsidy by price range so that you can have better averages for your home price range, so my next blog will include the average amount for each price range.
    So why is it important for you to know as a seller? It's important for you to know because with some buyers they are willing to accept a $5,000 seller subsidy rather than a $10,000 price reduction. That could be an extra $5,000 in your pocket if you're offering seller subsidy. It's also important to know by price range because this will allow you to know around how much seller subsidy to offer or to accept in a purchase contract.
    As for buyers, seller subsidy is important for you to know by price range because when you're making an offer on a home, knowing how much seller subsidy sellers are offering can be the difference in you getting your offer accepted or rejected or having extra cash to do some repairs for your home. Knowledge is power, don't take the chance of getting your offer rejected or missing out on some extra cash; know your numbers....or at least make sure your realtor does..
                    For a list of average seller subsidy by price range go to my blog "Average Seller Subsidy."

                        Please leave your comments below; I would love to hear from you!

                    Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes and MUCH more!                                    http://www.woodbridgerealestate.blogspot.com/

The Process of Selling Your Home; Part 3

    As stated in parts 1 & 2 of the Listing Process, I feel that this process is very important for you to know as a seller. Knowledge is power! Knowing this process will help you to be better prepared for what's in store. Part three starts now!
10) Obtain Seller-Required Inspections

• Your sales contract should state who pays for the termite/pest inspection, if you do ask your Realtor for a referral to a certified termite/pet inspector.
• Remember the fees for all inspection reports, even if seller-mandated, they are negotiable.
• If your home was built before 1950, a sewer inspection might call for a new sewer line, but trenchless sewers are less expensive to install.

11) Deliver Seller Disclosures

• All homes in the US are subject to lead-based paint disclosures.
• If you are aware of material facts, disclose them immediately.
• Your title company should provide CC&R's, but if you belong to a homeowner association, additional documentation will be required.

12) Negotiate request for Repair

• Ordinarily, sellers do not need to accept a buyers request for repair; however, buyers can generally then cancel.
• You are entitled to a copy of the home inspection report, if the buyers request repairs.
• If you do not choose to make repairs, a buyer might accept a closing cost credit instead.

13) Sign Title/Escrow Documents

• Bring a valid picture ID, when going to sign documents

14) Close Escrow

• Your property deed, reconveyance and deed of trust will record in the public records.
• Title will notify you and your Realtor when it records
• Depending on buyer's possession rights specified in the contract, you may be required to move out on the day of closing.
  

Remember Knowledge is POWER! As a seller knowing this listing process will help to make you better prepared.

Please leave all your comment below; I would like to hear from you!

Go to http://www.shanellrobinson.lnf.com/  to view my office listing, search for homes and MUCH More!                                                                                                                 http://www.woodbridgerealestate.blogspot.com/

The Process of Selling Your Home; Part 2

    As stated in part 1 of the Listing Process, I feel that this process is very important for you to know as a seller. Knowledge is power! Knowing this process will help you to be better prepared for what's in store. Part two starts now!
5) Show Your Home

• If you're wondering about lockbox vs. appointments, you'll get more showings if you let your Realtor use a lockbox.
• It's a fact; homes tend to sell faster during the spring rather than in winter.
• Your Realtor should hold a brokers open house and ask for feedback. The feedback will let them know if they should adjust your price, condition, or marketing campaigns.
• Your Realtor should go over when & how they will hold your Open House. Anything they need for you to do before hand should also be discussed.

6) Receive Purchase Offers & Negotiate

• Even if you receive a lowball offer, your Realtor should assist you in negotiating by issuing a counter offer. Every offer is important; don't ignore offers.
• Ask for a kick-out clause or first right of refusal if the buyer's offer is contingent on selling a home. Your Realtor will be able to assist you with this.
• If your home is priced right, prepare yourself for multiple offers. Your Realtor is a professional, they will be able to sort through these offers and assist you in the choosing process.

7) Open Escrow/Order Title

• You're Realtor or transaction coordinator will open escrow and order a title policy.
• Write down the contact information for the closing agent.
• Ask for a receipt for the buyer's earnest money deposit (EMD).

8) Schedule Appraiser Appointments

• Clean your house the day before the appraiser arrives.
• If you receive a low appraisal ask your Realtor about alternatives.
• Remember, you are not entitled to receive a copy of the appraisal if you did not pay for it.
• If the buyer decides to cancel the contract based on an appraisal, ask your agent for refer you to a real estate lawyer to discuss your rights.

9) Cooperate with Home Inspection

• Ask your Realtor to provide you with a home inspection checklist so you will know which items an inspector will want to see.
• Expect that the inspector will want access for an attic inspection and will look for a wet basement; prepare those areas for inspection.
• 
  
  Prepare as well for the final walk-through inspection.
  
  
  Remember Knowledge is POWER! As a seller knowing this listing process will help to make you better prepared.
  Go to the Process of Selling Your Home Part 3, for the next steps of the listing process!
  
  
  Please leave all your comment below; I would like to hear from you!
  Go to http://www.shanellrobinson.lnf.com/  to view my office listing, search for homes and MUCH more!
                                     http://www.woodbridgerealestate.blogspot.com/

The Process of Selling Your Home

The listing process is something I know all too well, but I'm a Realtor. How about you knowing it though? Do you feel it's important for you, the seller, to know the listing process? Of course it is! I say it's important for a seller to know the listing process, because knowledge is POWER! Knowing this process will help you to be better prepared for what's in store. I'll break down the listing process for you in multiple blogs. Part one starts now!
1) Choosing a listing agent

• A listing agent represents you and is responsible for all aspects of your home getting sold for the highest market value.
• When choosing an agent, make sure they specialize in your area and with residential properties.
• Negotiate your listing agreement terms. As I tell my clients, "Everything is negotiable."

2) Get your home ready for SALE

• Prepare your home for sale by cleaning, de-cluttering and improving the curb appeal, such as the yard, etc.
• If you are unsure on how to stage your home or just don't have the time, your realtor should know a professional stager they can refer you to.
• Make sure to inform your realtor about any damages. Allow them to walk through your home, this way they can assist you in what repairs need to be done before you put your home on the market.
• Make sure all valuables are put away and also.
• If you're selling your home and you have pets, make alternate arrangements for your pet. This means daycare, putting them in their cage, or sending them to a friend's house.

3) Establish Price for your Home

• A seller's BIGGEST mistake is overpricing their home (Note: Neither you or I determine the price of your home. That is determined by the overall willingness of the buyer, combined with the current market conditions.
• Your realtor should price your home according to sold homes identified in a comparative market analysis (CMA) report. Your realtor should also go over their marketing plan for your home.

4) Marketing your Home

• Approve your agent's marketing campaign. Feel free to tell your agent your personal ideas.
• If your Realtor has MLS, which they should, they should be able to provide you with hi-def pictures, virtual tour of your home, and a list of websites they plan to market your home (Note: It is not always necessary to implement all of these techniques)
• Your Realtor should find the "selling point" of your home and concentrate their marketing efforts around that.

Remember Knowledge is POWER! As a seller knowing this listing process will help to make you better prepared.

Go to the Process of Selling Your Home Part 2, for the next steps of the listing process!

Please leave all your comment below; I would like to hear from you!

Go to http://www.shanellrobinson.lnf.com/ to view my office listing, search for homes and MUCH more!
http://www.woodbridgerealestate.blogspot.com/

How to Price Your Home...Sort Of

Before anthing happens, generally the first discussion is about "pricing your homoe".  before a realtor, such as myself, walks in and explains to you why your home should be price for, here is a formula that you can use to get a "BALLPARK" figure.

• Look at every similar home that was listed within 1/4 to 1/2 a mile around your home

• Compare square footage, age of home, bedroom count, days on market, and price.

You can find out this information easily on Zillow.  If you have done it correctly, you should have a vague idea of what your home is worth in the current market.  Now if this sounds like to much to do, I would be more than happy to do a Brokers Price Opinion for you home.

Please leave your comments below; I would love to hear what you think!

Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes and MUCH more!

http://www.woodbridgerealestate.blogspot.com/

Is my home priced correctly?

    As a Realtor I hear about home pricing all the time. But, what's crazy is when I hear someone say they don't know if their home is priced correctly. As a seller, I would think you want your home priced correctly…Right? I know if I were selling my home I would. So, why is it that so many sellers don't know if their home is priced correctly? It's because they don't ask the correct questions.
    When your Realtor tells you that your home should be priced at $200,000, you need to ask what data they used to even get that price. Who knows, it could just be what they feel it should be priced at. When we all know the only thing that can give you an accurate price for your home is the market. So even if you feel your home is worth $200,000, still ask. I say this because your home could be worth that, but it could be worth more, or on the down side it could be worth less. Knowing where they got their data from is important. You don't want them using some system that isn't updated and has incorrect information. I personally use the MLS system to gather data when pricing a home, this system provides me with the most updated and recent information on homes in just about any particular area.
    Some other great questions to ask are…

• Did they use recently sold homes in your neighborhood? Not, some neighborhood 6 miles away, that could have a completely different price range.
• Do these homes have the same total room count, as your home?
• What type of condition are these homes in that they used?
• 
  
  Are the homes they used around the same age range as your home?
      All these questions are important to know. Because if anything is off (or not equal to your home) your Realtor needs to make the proper adjustments to the homes they used, to get a correct price for your home.

    Pricing is KEY to selling your home. So don't be one of those people who say's "I don't know if my home is priced correctly". Know that is priced correctly and ask the right questions.

                        Please leave your comments below; I would love to hear what you think!
                Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes and MUCH more!
                                http://www.woodbridgerealestate.blogspot.com/
    

Preparing your Home to SELL

Are you trying to prepare your home correctly before you sell it?

When selling your home preparation is VERY important. Preparing your home and making necessary repairs/changes before you put it on the market can be what effects how long it sits on the market.

The first place to start is with the Exterior. Curb appeal matters!

• Keep the lawn mowed. Tall grass is a turn off to buyers.
• Plant fresh BRIGHT flowers along the walk way or by the front door. It may sound silly but colorful flowers attract buyers.
• Wash the exterior windows. Buyers want to be able to see inside as well as out.
• Paint or replace the front door. The front door is the first thing the buyer touches, it needs to look appealing.
• Power wash the house to get rid of dirt and spider webs. A dirty exterior on a home is a turn off to buyers.
• Buy a new welcome mat to place at the front. This is inviting and makes the house feel more like home!
• Paint or replace the mailbox. You don't want a rusty mailbox; it makes the home look old from the outside.
• Make sure your house number is displayed nicely on your home. Visibility is important.
• Wash or replace your front porch light fixture. Fixtures are very important to buyers.

The second step is to declutter your home! Many homes have too much furniture removing 2 to 3 pieces of furniture from cluttered rooms will make the rooms appear bigger and more open!

• Remove all personal photographs from tables and walls. You can hang non-personalized artwork or patch the existing holes in the wall.
• Neatly pack away things off bathroom counter tops. This will allow the buyer to see how much space they can have.
• Neatly pack away electronics that you may keep on your kitchen counter tops. Buyers need to be able to see the counter top space, the kitchen is one of the most important things to buyers.
• Neatly fold or hang all clothing in your closets. Buyers always open the closet door, if it's cluttered the closet can look much smaller than what it really is.

The third step is to Thoroughly Clean the house! Now that you have all the clutter stored away you need to clean.

• Wash all windows in the house. As stated before buyers want to be able to see outside.
• Rent a carpet steamer and clean the carpets. Clean carpets are very important to most buyers.
• Dust the entire home; the window frames, doorways, book cases, etc. Dust is no one's friend, and buyers don't want to see it.
• Polish all wood and ceramic flooring. A shinny floor is a clean floor.
• Wash all light fixture coverings and ceiling fan blades.

The fourth step is to update your kitchen! Kitchens are important to most buyers, having an appealing kitchen is key. After all the kitchen is the heart and soul of the home!

• If new granite countertops is pushing the budget, either re-grouting the kitchen counter tiles, or covering them with granite tiles instead of granite slab will do the job.
• If you have wood cabinets, stripping the finish and re-staining or painting will make them more appealing.
• Purchase new knobs/pulls for cabinets. The knobs that are on a cabinet can make them look more updated.
• If your kitchen faucet needs a face lift, replace it.
• Replace or have the kitchen floors scrubbed clean!

The fifth step is to paint the Interior. Personalized paint is a BIG NO, everything should be neutral. If your budget will allow it you can hire a professional or you can take a deep breath, have some patience and do it yourself.

• Choose a soft tan color to paint all the walls in your home, the walls being the same color throughout the home is important. The ceilings can be painted a lighter color to make them pop and the ceilings being a lighter color than the walls make them appear higher!
• For a 10 x 10 room, you'll use about 2 one gallon cans of eggshell paint. For the amount of money a professional painter will charge you to paint one room, you can probably paint the entire house yourself!

The six step is to freshen up the bathrooms. A fresh, clean bathroom is a good one!

• Replace the toilet and vanity, especially if they are stained or outdated.
• If the sub is stained, hire a professional to refinish it. A dirty tub is a turn off.
• If you have shower doors, replace them if they are water-stained or clean them with lime dissolving detergent.
• If you have shower curtains make sure they are not personalized and are cleaned.
• Place scented candles near a basket of tightly rolled wash cloths to create a spa-like feeling.
• Neatly put away all personal items.

When preparing your home to sell the six steps above are crucial. Buyers want to walk in a house and feel at home; taking the steps above will help you provide just that feeling for most buyers that step through the front door of your house.

Remember, the less personal things you have throughout the home the better, and don't forget de-cluttering is KEY to making the house feel more open and spacious!

Now if that sounds like way to much work for you, you can always hire a professional listing agent, and they should be able to manage the project themselves or refer you to industry professionals.

If you would prefer assistants from a professional Realtor feel free to give me a call at 703-507-8241 or send me an email at ShanellSells1@yahoo.com



Please leave a comment below on how helpful these tips were for you!



Go to http://www.shanellrobinson.lnf.com/ to view my office listings, search for homes, and MUCH more.
                                      http://www.woodbridgerealestate.blogspot.com/