Weed Out Bad Landscaping To Make a Great First Impression

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Think of the outside of your home as a cover of a book.  When you look at a book, it’s the cover that pulls you in and makes you want to turn the pages and read it.  The same is true of selling your property because great curb appeal makes a buyer want to see more.   Remember, you only have a few seconds to make that first impression and the last thing you want is unkempt trees, shrubs and flower beds to greet prospective buyers.  An attractive, well-maintained landscape will only increase the value of your home.
 
I met with the owner of a top landscape maintenance company to get some ideas to enhance the outside of your home and, ultimately, increase the salability of your property.  To make the best first impression, homeowners can take simple steps that make a big difference—clean up the lawn, trees and shrubs and garden beds.  Keep in mind that you can tackle these sure-fire tips and tricks on your own.
 
To spruce up your lawn, use a lawn-treatment application to green up the lawn and kill any weeds.  It may take time for the treatment to work, so start on this step right away, because even if you can only get one application complete, it will make a big difference.  Keep the lawn mowed—and mow it properly.  To do so, ensure the mower’s blade is sharp and don’t leave clippings on the ground, which will only turn brown and get dragged into your home.  These two steps will give your lawn a clean look.  For times when you just can’t get around to mowing the lawn, have a name of a lawn service provider on hand so they can take care of it at short notice.
   
When it comes to trees and shrubs, remember they are there to accent the design and architecture of your home, not to cover it up, so be sure the shrubs do not grow against the house or over walkways.  Elevate the trees and be sure there are no broken or hanging limbs.  Nothing screams neglect more than a bunch of dead branches.
 
Last, clear the garden beds out by getting rid of leaves and weeds then top them off with a fresh covering of mulch, which will provide an attractive contrast between the beds and the lawn, as well as make the plants pop.  Mulch is easy to apply and relatively inexpensive.  

From my experience landscaping matters to the client.  Order versus disarray wins every time, so don’t wait until the last minute to clean up your landscaping to help you get top dollar for your biggest investment.  
If you are interested in buying or selling your home, contact me today at 814.234.4000 or christurleykbb@comcast.net.  I would be happy to assist you.

Staging a Home Can Shave Off Weeks From the Time On Market and Generate More Offers

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Selling a home involves a lot of steps and it begins way in advance of when the home actually makes it to the MLS. You have to make sure the home is priced right, has an active marketing plan associated with it catered to your specific market and you need the backing and support of a strong real estate agent.

But one very important component of selling a home is presenting it to the buying public in a way that solicits offers. While you could argue that there is no reason to adjust the way you may live, to remove extra things from the home or even update the color schemes in the home – the truth is that buyers see things in an entirely different light.

I met with my top stager to get some ideas, tips and tricks to share with you on how you can effectively stage your home without breaking the bank. Keep in mind that the amount you spend toward staging your home usually comes back two-fold when the home sells.

What Exactly Is Staging?

In the words of one of the best stagers in our area, staging is making a house “sale ready” since a house for selling and a house for living is usually not the same thing. With the goal of making the home as attractive as possible for all buyers, the idea is that staging will quickly result in one or more offers and usually in as much as half the time of non-staged homes.

Is It Worth It To Spend Money When I’m Selling Anyway?

A lot of homeowners ask whether they should put any more money into the home when they are selling it. The truth is that staging does not cost a lot at all. Most of the changes are cosmetic and involve things like a simple coat of paint to bring in some neutral color – or rearranging furniture to show off more of the home’s features.

What Are Some Things I Can Do To Stage My Home?

The easiest way to prepare your home for sale is to spend a few days cleaning, de-cluttering and de-personalizing the space. Buyers need to see the home for what it is and be able to imagine living in the space. If distracted by personal items such as family photos, overflowing closets or furniture placement that hide major features of the home, their interest may fade.

Simple actions like putting away children’s artwork, leaving the fridge free of any personal items, removing 2/3 of the contents in closets and cleaning the home from top to bottom are sometimes all it takes to present a home attractively. Homeowners should also pay attention to curb appeal, particularly because it will be the first impression made upon prospective buyers. Taking action to clear up outdated and unkempt trees, bushes and shrubs – as well as making the entryway warm and inviting are sure-fire ways to pull buyers in and keep them interested.

The most important advice to keep in mind is that if you are considering selling your home – even if a while down the road – start thinking from the mindset of a seller. If making any updates, consider doing them in a neutral way so that when you do list, buyers are attracted to the “blank canvas” aspect of the home. Start making decisions about extra belongings and begin to de-clutter on a large scale.
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For a personalized walk-through of your home to determine what needs to be done before you list, contact me today – I’d be happy to assist you!

State College Real Estate Market Report End of Summer 2012

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Despite the recent tragic events that have impacted many lives, there is a lot of good happening in our area. One such thing is what is happening in our real estate market. Here is a quick rundown of how the numbers compare this year versus the same time last year – so you can gauge how well things are improving.

Average Sales Price Increasing

Though slight, we are seeing a positive change in the average sale price of homes this year as opposed to the same time frame in 2011. Last year at this time the average sales price was $215,000 whereas in 2012 we reported an average price of $220,000. This indicates a recovering market and stronger days ahead.

Number of Days On Market Going Down

Last year at this time we reported the average number of days of 116 that a property would remain on the market from the listing date until it went under contract. Looking at the same time frame this year, there is a significant difference with homes selling in just 88 days. Once again, this indicates a changing market with increased demand from buyers eager to lock in the record setting low interest rates that are still going strong.

List to Sale Ratio Rising

The amount they list their home for versus the amount the property is actually sold for is called the list to sale ratio. For sellers this year things have improved in that area as well, with an increase from 96.3% last year to 97.6% in the same time period of 2012.

If you are considering buying or selling, want to tap into these great interest rates or have been looking at selling – contact me today at 814.234.4000 or christurleykbb@comcast.net. I look forward to hearing from you!

How To Avoid Spending More Than You Need to Prep Your House For Sale

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When it comes time to put your property on the market you want to get the best value from the sale.  The first instinct that many buyers get is to fix up their home, bring it up to code and make it as enticing as possible to lure the best offers.  Here’s the thing though: it ends up costing way less money to do this when you work with a professional who sees this on a regular basis.  

We’ve outlined some mandatory items that must be kept up prior to the sale of a home, some optional items that would certainly improve the outlook of your home sale and a few things that would only end up being wasted dollars spent.  Remember, the end goal is to get the best price on your home – so you want to accomplish this in the most efficient way possible.  

It’s Not Entirely In Your Hands

One thing to keep in mind is that home values fluctuate with a changing real estate market. What this means is that in today’s market what may be valued at around $350,000 may be a property that was valued at $380,000 just a few years ago.  While some things are in your hands, how the market impacts housing prices is something that no one can alter no matter how many improvements or adjustments are made to the home.  
It may be a good idea to invest $300-$500 on a professional appraisal before preparing to sell your home, so that you know exactly what an independent appraiser would value your home.  The figure would be determined by a number of factors including the general condition of your property, the mean price of other similar homes sold in the area and also current market conditions.  An advance appraisal may give you an edge over other competitors to accurately price your property so you don’t end up wasting dollars on unnecessary upkeep.

Bringing Things Up To Code

What you do have control over, however, is whether you fully comply with housing code and regulations, required to be fully in order prior to listing a property on the market.  Depending on the region you live in, this can mean things like making sure a set number of smoke detectors, fire extinguishers or carbon monoxide detectors are installed.  Sometimes, there are plumbing requirements that must be fulfilled, such as ensuring that low flow toilets have been utilized.  Outdoor electrical wiring must meet certain fire safety regulations and also, major appliances may be required to be strapped down in some regions (like water heaters in California due to earthquake susceptibility).  

Making It All Nice and Neat

The single most important part of a home sale is generating the interest of a buyer, of course.  If your home is set up in a way that allows potential homeowners to visualize themselves living in the space, you have a better chance of success.  Things that are optional but have a huge impact on the success of your sale include presenting a clean home with little or no signs of personalization, tidied up living and storage spaces plus no clutter to distract potential buyers.  The home’s exterior is also a good opportunity to make the home inviting and yield a better offer.  

Stop Short of Overkill

There is no end to how much you can do to improve a home before selling it, but the key is to understand where to draw the line.  While a fresh coat of paint might be great, redoing the kitchen wallpaper is a waste of time since potential buyers may not like the new look either.  
Jumping the gun and getting things that may have come up on a building inspection may or may not backfire.  For example, if a termite inspection is called for and subsequent treatments are needed, it may serve you better to make sure where the potential buyers stand on the issue before spending any cash.  
The single best way to avoid wasting money on the preparation of a home for sale is to consult with your Realtor.  They deal with this on a daily basis and are in the best position to advise you before you end up spending too much.
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At the end of the day you want your home to sell.  By following these simple guidelines and through the expertise and knowledge of your trusted Realtor, you can and will save yourself a lot of wasted time, energy and resources. 

Keep Your Home Safe While on Vacation

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With summer fast approaching, you might already have vacation on your mind...so I wanted to share with you on this little video clip my favorite safety tips. In fact, I have multiple critical steps to prepare your home for safe keeping while you're away, to keep your nest safe and secure.

This is exactly what I did to prepare my home while I'm on vacation:

The best way to keep your home safe in your absence is to make it appear you are home, leaving absolutely no clue you're actually away. Light, time and noise are your greatest weapons to accomplish this. Follow these tips to ready your home and keep it safe:

- Ask someone you know and trust to keep an eye on your house.

For short trips, ask one of your neighbors to pick up your mail and your newspaper. If you are going to be gone longer, however, be sure to stop by the post office and have your home mail delivery stopped until you return.

Be sure to provide neighbors, friends and family members with emergency phone numbers so you can be reached quickly. It's a good idea to leave a spare house key with a relative or neighbor as well.

- At least a couple of weeks before you leave for vacation, decide what to do about your pets. You may want to have a friend or neighbor stop by each day to provide food, water and exercise. Or you may want to hire a professional pet sitting service or take the pets to a reputable kennel. This decision should be made well in advance so that proper arrangements can be made.

- Use timers on lights, televisions and radios to provide sound and illuminate the inside of your home.

- If you still have a home phone, change the setting on your answering machine so it picks up on the first or second ring—or just turn down the ringer. A constantly ringing phone is also a good sign no one is home.

- For long absences, you may want to turn off the main water valve. This will help avoid problems with frozen pipes in winter and leaking pipes in the warmer months as well as other plumbing issues.

- Keep shades up and blinds and curtains open to make it appear you're home.

- Keep bushes and shrubs near your home's entrance and walkway well trimmed. This will eliminate hiding spots for burglars.

- Keep the outside of your home well lit. Burglars won't go where they can be seen.

- Ask a neighbor to park in your driveway, occasionally moving his or her car indicate your coming and going.

- Leave the air conditioner on. A silent compressor on a hot day is a good indication you aren't home.

- Have the lawn mowed my a friend or lawn service if you are away longer than a week in the warmer months.

- This one is tough for those addicted to Facebook but posting to Facebook where you are at all times you are not only sharing this with your 'friends'. Those posts and photos allow others to find out when you are away and where you are. This isn't as concerning when you are local as you could post a comment or photo as you are ON your way home or just arrived but when your, say, at Disney World, those with ill plans regarding your trip away from home.

- Be sure to turn down the temperature on the hot water heater and unplug televisions and other appliances. These appliances will be drawing electricity whether they are on or not. Unplugging them will help lower your electric bill.

- Turn your thermostats down (or up) before you leave. There is no reason to spend money heating or cooling the home when you are not there.

- Don't forget about the plants. If you are having a friend or pet sitter care for your pets, ask them to take care of your plants as well. Simply soaking the plants with water before you leave is not enough. A better idea is to create a self watering system if you cannot have someone care for the plants. For small plants, make a self watering system by filling a plastic container with pebbles. Then fill the bottom of the container with water. This allows the plants to slowly absorb the moisture they need, without the danger of their roots becoming waterlogged. Larger plants can be mulched with a damp towel or newspaper to prevent the loss of moisture.

- When the day to leave for vacation finally arrives, try not to make that departure too obvious to those passing by. If you have a garage, be sure to pack the car with the garage door closed. If you do not have a garage, you may want to pack a couple of items a day in order to avoid broadcasting to the world that your home will be unoccupied.

- This last tip isn't a security measure for your house but for your credit (you know I always care about that as well) as you need to keep tight check over your credit in order to purchase or refinance your home!

With all the excitement of the upcoming trip we sometimes get carried away, plan only for the trip and security of our home for while we are away and leave for our stress-free trip. But wait!! You suddenly realize the day before you return the date! You've missed your mortgage payment, car payment, credit card, and utility due dates by a week or more! This happens more than I'd like to hear and the credit company doesn't accept this as a viable hardship excuse. :-) So ensure you plan ahead. Go on and sit down to make all the payments needed to be made in advance before your trip and all those due up till a few days after your return for good measure to ensure you don't get tied up with the return home and forget this very important task to protect your credit rating!

As you can see, there is a lot to think about before you jump in the car or on a plane for vacation. Use this checklist as a way of bringing peace of mind to you and your family. Enjoy your vacations without worrying about the safety of your home while you're away.

How to Tell the Difference Between a Buyer’s Real Estate Agent Versus a Seller’s Agent

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When a buyer stumbles upon a home they might be interested in, they also stumble upon an agent when they call the one listed on the “for sale” sign.  In some cases that buyer ends up using the same listing agent for their purchase.  Little do they know that there is a clear distinction between the skills set of each real estate transaction’s side.  While there are double agents that are equipped to handle both sides of the fence, many Realtors deal primarily with either buying or selling transactions.

What is the difference between the two and how can you protect your interests so that you end up getting the best terms and the most optimal outcome?  Here is some information to help discern the two plus some tips to follow when looking for the perfect agent for you.

Though Realtors go through the same licensing process regardless of whether they opt for a dual-transaction role or choose only one side, there are some distinct differences in the handling of each type of transaction.

Buyer’s Real Estate Agent

In most cases, the process of buying a home is a pleasant one.  There is usually no negative stigma attached as there might be for someone selling against their wishes in case of job loss, relocation or financial struggle.  Buyers are in the process of seeking a new home, they enjoy looking at potential properties and their active involvement keeps things interesting.  Working with their agent, they strive to find a home that meets or exceeds all their expectations and see far ahead into the future with the prospective properties as they consider the years of enjoyment the new home will bring to their lives.  The primary role of a Realtor for buyers is to assist in locating the perfect home and to negotiate the best price possible on the home.

TIP:  Depending on whether the agent is associated with a brokerage with added incentives to sell an in-house property, you may or may not get enough visibility of outside properties.  When hiring an agent, be sure to make clear that you expect to see a wide range and variety of homes, including but not limited to the ones listed by the same brokerage.

Seller’s Real Estate Agent

Unlike the buying process, a seller’s agent must assist homeowners with finding solutions and getting their home sold.  This can often begin with a walk-through of the home that ends up in suggestions given to the homeowners about how to improve the property and prepare it for sale.  Sellers usually do not have the same level of enjoyment as buyers do unless there is a situation of buying up into a better home.  Even then the process the selling can be quite harrowing considering the number of prospective buyers that will visit the property.  Compounding the stress is when fewer than expected buyers appear interested in the home.  Another aspect of a seller agent’s dealing with clients that differs from a buying agent is the difficult process of helping sellers stay realistic when pricing their home – often leading to disappointment and frustration.

TIP:  When signing a contract with your Realtor, it is important to clearly express that you would like to see each offer that comes through.  Some less than scrupulous agents might hold back low offers to avoid lower commissions.
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When hiring an agent that is right for you it is important to interview at least three agents.  Request a list of references with clients from the last three transactions as opposed to the agent’s standard list of references.  Prior to your meeting, assemble a list of important questions such as “how much time do you devote to your real estate career?” “How accessible are you?” and “what is your marketing strategy?”

When you do find the right one – things should “click”.  They should have energy and enthusiasm. They should be assertive but also willing to listen intently to your needs.  Your agent should be ready and available and reasonably accessible for your convenience.  And at the end of the day, they should work for you to help you achieve the best possible outcome.

First Quarter Real Estate Update

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For anyone who's been in the real estate business for the last several years, it's almost impossible to get through a week without having someone ask you how the markets doing.  This is because over the last five years, the news really hasn't been all that reassuring.  Many people have had the equity in their home hurt or devastated by a recession that's worse than anything we have seen since the 1930s.

Here in the center region, we've enjoyed some insulation from the foreclosures, short sales and underwater situations that have dominated so many other areas of the country.  In this article, we're going to look at the first quarter of 2012 in comparison to the first quarter of 2011 to see how the real estate market is doing these days.

First of all, our average price of $212,000 is about 5% higher than it was this time in 2011.  Our average days on market have actually dropped from 134 days to 117 days.  Also, home sellers have received about 96% of their original asking price as opposed to 92% last year.

Of course, interest rates are still amazingly low and prices are attractive.  This means that buyers are taking advantage of low prices and the low cost of money to get into the market place.  In short, buyers just aren't as concerned about the real estate market as they used to be.

At the same time, home sellers have been concerned about the real estate market.  Worried that they might lose money, many sellers kept their homes off the market.  This is giving buyers less homes to choose from which means that sellers are getting more of their asking price.

Add to that the fact that most of the United States seems to have skipped winter altogether and moved straight to spring, the message to home sellers is that it's time to get back into the real estate market.  If you think that you've waited long enough and you still want to sell your home, now's a great time to do so.  Buyers are looking for great homes and they are willing to make an offer on yours.

For home buyers out there, conditions are great.  The extended spring has given you more time to look, and money is cheap right now.  Interest rates are great.  Money is available and waiting for you, so if you're interested in purchasing a home, it is a great time to do so.

As always, give me a call or drop me an email with your real estate questions or concerns.  If you want to know if now is the right time to list your property for sale, I'll be glad to do it through market analysis for you.  And if you're a buyer looking for a home, we can help you find the perfect one for you.

What Determines the Value of Your Home?

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Basically, a home's worth is determined by its market value. How is "market value" determined? Most often, it's figured by a comparison ("comp") with homes similar to yours in the surrounding area. So, if the homes in your neighborhood average, say, $250,000, then it's likely that the value of your property will fall in the same range. But market value is also determined by a number of factors including the following: 

External Factors 

There can be several external factors influencing the value of your home. One is "curb appeal", or the first impression your property makes upon prospective buyers. A home that's in excellent condition on the outside will make a great first impression; a home in poor repair instantly loses its appeal to buyers. Other factors can include lot size, popularity of an architectural style of property, water/sewage systems, paved roads, sidewalks, etc. 

Internal Factors  

The condition of a home's interior also has a huge influence on prospective buyers. When you've demonstrated "pride of ownership" and kept up the maintenance (quality paint, trim, molding, etc.), a buyer's interest will immediately perk up for the simple reason that they know your care and concern will result in less cost and maintenance for them. Other internal factors include construction quality, condition of appliances, size and number of rooms, heating/cooling type, energy efficiency, etc. 

Supply and Demand 

"Supply and demand" simply refers to the number of homes for sale versus the number of buyers. When there are more homes than there are buyers, prices tend to be lower. When there are a lot of buyers chasing few homes, then prices tend to rise. In effect, supply and demand affects how quickly your home will sell. Location More than likely, you already know the old saying, "There are three main factors in real estate - location, location, location." While that's not the whole story, desirability is a big factor for home buyers. They may want to live in particular school district known for its education excellence…a great and safe neighborhood with rising property values…etc. 

But I Know My Home Is More Valuable Than a Lot of Comparable Homes in My Neighborhood  

Aren't Allowances Made for This? Definitely! Sometimes, it can be difficult to find homes exactly comparable to your own. So, dollar adjustments are made for the differences between your home and comparable properties. 

Where Do I Find Sales Comparison Information? 

The easiest source to access is your Realtor. After all, it's his or her business to know such information! But, there are also other sources you can tap into in order to get a complete picture of your home's value in comparison to others in your neighborhood. Here's an overview of them:

1. ) The Local Assessor's Office  

It's very likely that your local assessor will be able to provide the sales history of a particular house, neighborhood, or style of architecture. Many assessors also provide lists of recent sales which you can browse and compare to the assessment roll. Today, many municipalities provide local sales and assessment information online making it very easy to access. Check with your local government agency to find out if they provide this service. 

2.) Online Private Companies  

You can search for these companies using the Google search engine and the keywords "comparable home sales" or "comparable sales." Some companies offer free information; others charge a nominal fee. If you wish to get more specific, you can Google "real estate database" and type in the name of your particular state to get additional property information. 

3.) Your Local Newspaper  

It's likely that your local newspaper is a great source of specific real estate information. Look for quarterly sales reports in the real estate or business sections.

The Key to Getting the Price You Want (or Close To It) for Your Home 

The key to getting the best value is finding and matching the right buyer to your home. And that's the job of the Realtor! He or she should work hard to qualify those buyers upfront so the right people are viewing your property! In other words, the Realtor should weed out "lookers" and other unsuitable buyers as a first step in working with you. See how I do that for you by calling me today!

Why Use the Services of a Real Estate Agent?

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This question is often asked, especially by homeowners who consider selling their homes by themselves.

The fundamental first answer to this question is that an experienced realtor is an expert at what he or she does. Through hard work and education, they’ve acquired a set of skills that make the process of home buying and selling a lot easier than it would be by doing it yourself.

So, what are the skills in the set I’m talking about?

Well, for one thing, we have the skill of being the go-between. We’re the people who handle people and calls and separate the “wheat” (real buyers) from the “chaff” (non-buyers) without you ever having to deal with such situations. In Internet terms, we make sure you’re not “spammed” with worthless offers and target real deals for you.We’re also the ones who save you a lot of time by making sure you’re looking at appropriate properties and neighborhoods right from the get-go.

And, speaking of neighborhoods, an experienced realtor will know them inside-out or will know how to find the latest information on them. That means he or she can get you into neighborhoods where the crime rate is low or non-existent, find you ones with great school systems, rising property values, etc.

By the same token, an experienced agent will steer you away from neighborhoods where the trends are downward; that is, rising crime, falling property values, and so forth.

And what about the prices of homes? Well, some people believe that we select them for our clients. Not true! We have no way of setting prices. They’re set by the market! However, we can guide you toward properties that fit your individual needs and are comfortably within your price range. Frankly, it’s not in our best interests to put you into a home beyond your means or that’s not right for you. When that happens, we lose clients and money!

So, we’ll do our best to work within your price range and, based on current information (market supply, demand, etc.), we’ll come up with the best negotiation strategy possible. Current information can include cost-per-square-foot of homes, ratios of list-to-sold prices, knowledge of the buyer/seller, etc. All this information is gathered by the agent and used to formulate solid offers.

Another important skill experienced Realtors possess is objectivity. We have the ability to stay out of the emotional process that often occurs with the buying and selling of a home. Instead, we present your case in the best light possible, all the while holding your information confidential from any competing interests.

One realtor skill that’s often not apparent is our ability to network with other service providers (housing inspectors, title companies, etc.) Professionally, we can’t recommend one specific vendor over another. However, we do keep lists of vendors with excellent reputations as well provide references for the vendors. This service allows you to choose the best provides for your particular situation.

Now, here’s one realtor skill that everyone truly appreciates – the ability to handle tons of paperwork! Today, purchase agreements can run 10+ pages, and that doesn’t even include all the state and federal disclosure statements that are required in the current market! Heck, a real estate file can end up being 2-3 inches thick with paperwork these days!

And it’s not only the heavy paperwork handled by realtors; it’s also the attention to detail within that paperwork. It’s their job (or a lawyer’s, depending on the state) to make sure all the information is correct because if it isn’t, it can end up costing the client hundreds of dollars. 

So, as you can see, there are many reasons why it’s wise to use an experienced Realtor for the purchase or sale of a home! To find out about the services I haven’t mentioned in this article, contact me today.