Greater Danbury CT Residential Lending (203) 733-9408

Tips for a Smooth Post-Hurricane Irene Real Estate Closing on the East Coast

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Thu, 01 Sep 2011 03:19:23 -0700

Tips for a Smooth Post-Hurricane Irene Closing on the East Coast

Today we received several reports of some difficulties closing real estate transactions in the aftermath of Hurricane Irene.

The first is that certain loans may need to have an additional inspection performed by the real estate appraiser to verify whether or not the property in transaction sustained any damage from the storm. Read more about the procedure to be followed on the Freddie Mac website. Please have your buyers check with their mortgage professional to verify whether or not recertification of property condition is necessary.

Second, local utility companies are overwhelmed repairing downed power lines. Many homes still do not have power service in CT. You may be showing homes in the dark, or if a sale is scheduled, utility transfer may be difficult at least for the next few days. Ask the seller to delay turning off the lights at least until the buyer can verify that the transfer has been scheduled. Here is the map of outages by town in the State of CT.

Third, double check with your insurance company for any issues. Apparently in states where hurricanes are more frequent insurance companies avoid issuing policies in the days leading up to a disaster.

Hopefully, the home you are purchasing was unaffected by Irene and will still have power on closing day.

Blog disclaimer: All content provided is for informational purposes only and is not legal advice, nor is it intended to provide a recommendation for a specific transaction. Parties to any real estate transaction should seek competent legal, financial planning and/or tax counsel to determine the legal, credit and tax consequences of buying or selling a home. Copyright © 2010, Dana Voelzke. All Rights Reserved.

This barcode just made marketing a whole lot easier

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Mon, 28 Feb 2011 14:40:15 -0800

This image just made marketing a whole lot easier! See the barcode below? All you have to do is scan it using your mobile "smartphone" and you will be directed to my mobile website. From this site you can view any listings that I currently have for sale, read my blog where you can find valuable real estate information, or access danburycondos.net (my website that offers information and pictures on the popular condominium complexes in the greater Fairfield county area). You can also access my mobile website by typing http://danbury.realbird.com into your browser on your mobile phone. Check it out!

The Website is optimized for current and future smartphones and tablets that support HTML5 and CSS3, including:

>iOS: iPhone, iPad and iPod Touch

>Android Phones and tablets

>Blackberry OS 6

>HP webOS

>Windows Phone

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Broken Floor Tiles?

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 26 Jan 2011 21:42:37 -0800

A common problem - one floor tile with a hairline crack or a chip. Here is an inexpensive suggestion. A lot of times extra building supplies like roof tiles, floor tiles, etc. are under the basement stairs too. But when you have no other choice, this is a great improvised solution.

Via Julia Maher, Home Stager, Connecticut Staging Fairfield & New Haven Counties (Nestings: Connecticut Home Staging and Model Homes):

Is your Connecticut house on the market and you have broken floor tiles? Are they so old you can't find matching replacements? Buyers are looking for move-in ready homes, not projects. Try looking for replacements in your house. That's right. You might have replacement tiles right under your nose. Or under the stove, or fridge, or dishwasher, or cabinets, or washer, or dryer...

Sellers often ask this Fairfield County Home Stager for easy fixes to small problems when I'm doing a Staging Consultation. This broken tile is in a hallway that also leads to a bathroom as well as the laundry - all with the same tile floor. I suggested removing a tile from under the washing machine and using it as a replacement. It wouldn't be noticed, and it happened to be the most accessible for easy removal. Another, similar, tile in the right size went under the washing machine, and the hall floor now looks perfect. The seller was thrilled with this simple solution. Thanks to this tip and the other Staging recommendations, the house sold in under 30 days.

Call a professional Home Stager for other quick solutions. Happy Staging!

Julia Vigneron Maher, Nestings Home Staging & Model Home Design: Award-Winning Staging for Model, Vacant and Occupied Homes in Fairfield County, CT (including Fairfield, Southport, Westport, Trumbull, Monroe, Newtown, Stratford, Easton, Weston, Wilton, Norwalk, Darien, Stamford, Greenwich) and Connecticut.

203.257.7395

nestings@snet.net

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A Snow Load Tester

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 19 Jan 2011 14:20:05 -0800

I have heard complaints from at least 5 different past clients about having issues with roof leaks. Ice dams are the culprit. Read more about how to deal with them here.

Via James Quarello - Connecticut Home Inspector (JRV Home Inspection Services, LLC):

Last week Connecticut experienced a record setting snow storm that dumped up to 29 inches of snow in some towns. I'm sure I have inspected in every town that had the full 29. Walking around houses in snow over your knees has to be like slogging through a massive bowl of pudding. The difference being the snow is oh so very cold.

With all that snow piled up comes weight bearing down on homes. The first thing you think of is the roof, but what about a deck? What about a deck that is structurally inferior?

I found such a deck covered with over two feet of snow. If ever there was an example of how not to build a deck this would be the one.

The deck structure is minimally built. Two 4x4 posts had been placed on the long board against the home as support. The posts were toe nailed to the single (should be a double) joist. The posts were sunk into the ground, no footings in sight. No support beam, just the posts. The spacing between the joists was 24" on center instead of 16". Some if not all the boards may be over spanned. The left side of the deck was nailed to the home, no bolts and no flashing. One railing was low and formed a ladder. The stairs were wobbly with no handrail with large openings in the guardrails.

Then add over two feet of snow and everyone walking on the deck in and out of the home during the inspection. I was cringing every time someone walked over this "deck".

I made it very clear to my client (a good customer who has used me several times) that removing the deck may be the best thing to do. I don't think she or anyone wants know how much snow or worse people it takes to break this camels back.

James Quarello
Connecticut Licensed Home Inspector
2010 - 2011 SNEC-ASHI President
NRSB #8SS0022
JRV Home Inspection Services, LLC

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Send Your Kids A Personalized Vid From Santa

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sun, 19 Dec 2010 23:41:54 -0800

Well apparently Santa Claus has stepped into the internet age with personalized videos. I really enjoyed Clint from Montana's story below about how his son behaved differently when he realized Santa was watching him. Pretty cool...I can think of quite a few people who could use a special message from Santa. Give it a try, and have a Merry Christmas!

Via Clint Miller (Real Estate Client Referrals, LLC (RECR)):

I remember when I was 7 years old......
Creeping down the stairs......
Hoping to see a pile of goodies left under the tree for me......
Excitement building upon seeing the plate of half-eaten cookies and an empty glass of milk......
Sooty boot tracks along the carpet that came from the fireplace (HE WAS REAL!!)
And there it was!!

A letter from Santa!!! TO ME!!!! (I literally peed myself with excitement!)

I will never forget that level of pure unbridled joy and I love seeing that same level of happiness in my kids at this time of year. Glassy eyes filled with wonder and glee at every store window...every light hung in the trees.

So, being the internet techie that I am....I sent my son a personalized video from Santa!! (Yes, I am that cool)

Oh. My. God! You would think the Heavens had split and the Glory of all that is Holy had poured right down his throat to the point of drowning him in rapture. He went NUTS!

And he was a perfect gentleman for the next 9 days til Christmas cause he was sure Santa really WAS watching him! ;-)

Figured since it worked so well on him, Id share it with you guys. (Not to mention the fact that it was just fun as can be for me...LOL!)

Check it out.... www.portableNorthPole.ca

You pick who the video is for and fill out personal information about the recipient (including adding a picture for Santa's nice list!) and the video is emailed to any account you wish.

You can also post it on social networking sites, embed it in blogs, and send follow-up videos that share different content each time!!

Super cool!! My kid LOVED it! (As did I....) ;-)

7 Reasons why your house won't sell!

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 01 Dec 2010 12:44:16 -0800

This blog is timely for sellers who may be thinking about listing their homes in the Danbury/Brookfield area of Northern Fairfield County CT. A useful summary of what it takes in today's market. What he says about the internet viewings being your first showing and the actual physical visit being the second showing is absolutely true.

The inventory of unsold homes on the market now in Danbury has rose in November when compared to the same period last year to 11.9 months. The average market time was 96 days, but only about 25% of the homes that are listed actually sell! Homes that sold received an average of 92% of their asking price, down from 95% last year. Read on to find out what it takes to be the one in four that make it to the closing table!

Via Alan May, Coldwell Banker Evanston Realtor®, Evanston Real Estate (Evanston Condos, Evanston Homes, North Shore Homes):

Back in August of last year, I published a post called 6 Reasons why your house won't sell. It garnered an unbelievable (at least unbelievable for ME) 192 comments, after being viewed 8667 times, and having 7,934 people "click" on it. That means that 2.4% of the people who viewed the post, were moved enough to leave a comment behind.

The average, at least for me, has been less than half of that return... more like sightly under 1%. It was also "reblogged" by an astonishing 47 Rainers to share with their readers.

Soon after posting, a local Realtor publication contacted me, having found the article on Active Rain, and asked if they could publish the article, with my byline, of course. As you might imagine, I said "yes", and picked-up 438 copies of that issue (my mother loved them). So I thought it might be time to review and revive that post, and let the "next generation" of readers have their shot at it:

________________________________________________________________________________________

7 Reasons why your property won't sell

1. Your property won't sell because your photos are "less than impressive". The vast majority of home buyers start their search for a home on the Internet, so your property had better look fantastic in print. Not just nice, it has to look downright fabulous. Today an internet view is the same as a 'virtual showing'... if your house gets past that, then they might (just might) make an appointment to see it in person... You should really consider that your SECOND showing. Today's online viewers are expecting good quality photos (and lots of them...the picture below... taken from Google Maps... is completely unacceptable. That's a $500,000 listing, take a moment and your digital camera and force your agent to go earn their commission), a virtual tour, maybe even a floor plan, and they need to be high-quality, or don't bother.

2. Your property won't sell because it's overpriced. It's important to be as objective as you possibly can. Look at the home as though you were a "buyer"... if necessary, make an appointment with your Realtor to view other properties that are priced comparably to yours. Be brutally objective. Given the other options on the market (and yes, you DO have to include short sales and foreclosures on your list... your potential buyers are!), would YOU buy your home, over the others that are currently available on the market?

If the answer is "NO", (and try to be as honest as you can) well then you have your work cut out for you, don't you? You either have to "update" your home to meet or beat the competition...(that might mean an updated bathroom or kitchen, or neutralizing some decorating... remove that old wallpaper that was there when you bought the house or lower your price to adjust for it. if you can't afford to sell it for the price, that you KNOW it should sell for, this may not be the right market for you to sell. Consider taking it off-market.

3. Your property won't sell because it shows badly. This could mean almost anything... from the 60 pound Rottweiler, barking and drooling at the potential buyers from behind the safety of the flimsiest child-gate, to the lingering smell of 30-years of smoking. Maybe the carpeting shows traffic-pattern wear, or your windows allow in slightly more than daylight. All things that aren't visible from the internet, but whoa.... once you get inside the house... they show up, like a cat-urine-soaked-shag carpet on a 95 degree day in New Orleans!

4. Your property won't sell because you're invisible. Today's buyer comes from the internet, almost exclusively. Have you (or your agent) simply plopped the property on the MLS, and started praying? Are you on all the websites...(Trulia, Zillow, Craig's List, Google Base, etc...) all the places that buyers are searching? If not, you need to be, now! Don't try to be a secret, in today's electronic world. You want to be found, and the sooner the better.

5. Your property won't sell because your listing is tired and stale on the market. Okay... yes, you overpriced your home initially when you first came on the market a year and a half ago. But since then you have reduced your price almost monthly, constantly chasing the market down. Now, finally you're truly priced where you believe should be, but your listing (not your house) has become tired and stale. Everyone who is looking for your type of property (ie: 3br/1.1 bath) in your area has already seen the listing online, or in person and they remember that there was "something" about it that they didn't like... but what they don't remember is... what they didn't like.... was the price.   Time to take the listing off market. Let it cool off (3-6 months), and bring it back on fresh in the Spring. Yeah, you'll have 6 mos. worth of holding-costs... but you'll more than make up for it in your purchase price.

btw... Resist the temptation to bring the house back on at a higher price, than when you left the market. Just "don't do it"!

6. Your property won't sell because your house won't appraise. The house looks great... you've finally gotten someone to bring you a bid on your slightly over-priced, but beautiful pied-a-terre. But the bank appraiser says it's worth $20,000 less than your buyer has agreed to pay. Heavy sigh... bite the bullet.... negotiate with them.   If you have to drop the price $20,000 to make it work.... "make it work"... chances are, anybody else trying to buy your house will run into the same problem. If you're not willing to negotiate the difference, you may find yourself with no buyer, and accepting a lower offer somewhere down the line.

7. Your property won't sell because it's unavailable to show. You have a baby, and a 1-year old. And they need their naps. So you've told your Realtor in no-uncertain-terms, that you'll only allow showings between 9:00a.m - Noon, and then again from 2:30-5:30 p.m. And no showings on Saturday or Sundays. "After all", you've told him "we still live here.. it's our home!". Well guess what? They can't buy it, if they can't see it. As good as your online photos are, they're no substitute for an in-person visit. "If they really want to see it, they'll reschedule", you're already answering as you read this. Nonsense! What they'll do, is they'll just move on to the next property in line (there are dozens like yours available) and maybe they'll buy that one instead. Once you put your property on the market it stops being your "home", and has become your "product". And you want your product to be seen by as large a buying audience as possible.

So, there you have it. Stick around another year and half. Who knows, maybe by August of 2013, I'll have EIGHT reasons why your property won't sell!

ALAN MAY, Realtor®
Specializing in Evanston Real Estate and North Shore Real Estate
Coldwell Banker Residential Real Estate, 2929 Central Street, Evanston, IL 60201
847.425.3779      Cell: 847.924.3313      Email: Almay@aol.com

Evanston Real Estate & North Shore Real Estate

Water Damage & Mold May Hurt Your Chances of Getting a Home Loan!

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sat, 30 Oct 2010 11:11:54 -0700

Home buyers in the Greater Danbury CT area, especially those buying bank foreclosures, short sales and other distressed properties also run into similar issues. I have seen mold issues arise from all of the situations Renee describes below. This is important information for home buyers to consider, especially those that are purchasing a home through a conventional or FHA loan. The 203K loan, if the buyer qualifies, may be a viable solution.

Via Renee Burrows - Las Vegas NV Valley - Homes For Sale - Real Estate Market News (The Force Realty -Realtor>Estate>Probate>REO>Short Sale):

I am beginning another series about “Things That Can Make Your Las Vegas Financed Home Purchase *Blow Up* in the Middle of a Transaction.”

My ultimate goal in this series is to make Las Vegas Home Buyers aware of the challenges of a specific home’s eligibility for financing.

Congratulations! Your lender just approved you to purchase a Las Vegas area home by looking at your check stubs, debt to income ratio and you are now approved to purchase a Las Vegas area home!

Hold the phone here, *you* may be eligible to purchase a home but is the house eligible for financing? This series is designed for you to research a home’s eligibility for financing.

DISCLOSURE: I am not a lender, title company, home inspector, contractor or appraiser. I am only speaking from personal experience by working with financed Las Vegas area home buyers. Hopefully you have hired a Las Vegas area real estate agentwho will be able to spot things that can *potentially* cause problems with your financing (mostly FHA/VA) before your contract to purchase a Las Vegas area home.

Much of Las Vegas is currently priced in fire sale status. Many times when you see unusually inexpensive homes there is a reason – they are not eligible for financing and the seller does not wish to rehabilitate the home to make it eligible for financing.

Today’s topic at hand is “Water Damage & Mold“.

Water Damage & Mold may occur for various reasons:

A Construction Defect From a Slow Leak

Malicious Exit From Previous Occupant

The “Elements” or Weather

Something “Accidental”

The effects of water damage and mold could be from deferred maintenance, recent or can occur in the middle of a transaction.

An example of deferred maintenance would be a leaky roof (weather elements) or construction defect such as an incorrectly plumbed or faulty toilet base & wax ring.

Even though we don’t have “Freezing Elements” too often here, it does happen every once in a while resulting in a cracked pipe here and there. More often than not, weather elements would be from heat & lack of utilities – baking, melting and cracking plumbed items.

Accidents do happen and some you have to wonder about bordering on being “malicious” from a former occupant. An example of this would be: a refrigerator water valve or plumbing valve left on. Water company comes to turn on water and forgets to check meter. House gets flooded. Another example would be a deep nail or screw in the wall securing something and it hits a pipe – water may pour down walls.

Many of the above examples may cause problems with lenders funding a loan. Sometimes the sellers are willing to remedy the situation, many times in the case of REO (aka BANK OWNED) – not.

A good home inspector will have a moisture meter on hand to be able to tell if a suspicious water damage or moldy area is dry or if moisture is still present and feeding the moldy source.

If your financing goes “kerplunk” due to a water damage or moldy mess, you may want to consider qualifying for an FHA 203K rehab loan!

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What's so great about Brookfield CT? Oct. 2010 Market Report

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Fri, 29 Oct 2010 12:30:29 -0700

Yesterday on Trulia, a popular real estate website, a consumer from the area asked what's so great about Brookfield CT? Read the discussion thread here.

Here's some reasons why you might consider relocating to Brookfield, CT:

1) Brookfield is a small town that has lower real estate prices than the area to its south yet is commutable to areas with a wide availability of jobs such as lower Fairfield County and Westchester, and has easier access than many of the other surrounding towns to I-84 and Route 7.

2) More proximity to the Federal Rd./Newtown Rd. shopping hub on the Brookfield/Danbury line with numerous restaurant and entertainment options, and everything from furniture stores to Costco to Stew Leonards.

3) Comparatively low taxes

4) A small town feel

5) A well regarded school system (public, private, religious, etc.)

6) It's picturesque with lots of stone walls and has many opportunities for recreation with Candlewood Lake and Lake Lillinonah within its borders. Many parks, hiking trails, recreation, a senior center under contsruction, and many childrens activities, too.

Looking for real estate statistics on Brookfield, CT? You've come to the right place. Here is the market snapshot for the month of October 2010. Our average home price is around $440,000, but starter homes begin around $250,000 and we also have fabulous luxury homes and estates too. In recent months our average home price has shown statistical appreciation simply because more higher priced homes have been selling this year as compared to last year.

Brookfield sold 13 homes last month, about in line with our average for the past year, and the number of pending sales expected to close in the next 45 days is about the same. The inventory of homes on the market is 11.4 months overall, down from its peak, but still a buyer's market, although the inventory in homes priced under $350,000 AND homes in the middle at $450,000 to $550,000 is lower at "only" 8 months (a balanced market is 6 months). The average market time of the homes that sold in the past year was 105 days, but only about one third of the homes that are put on the market sell at all.

In the last year the first time home buyers dominated the market with the first time home buyer tax credit, but this month we see that the number of pending sales in the $700,000+ highest end of the market is greater than the number of pending sales in the starter home segment.

Connecticut eliminates conveyance taxes on short sales and deeds in lieu

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 29 Sep 2010 09:52:39 -0700

If you are considering selling your home as a short sale or conveying it back to the bank via a "deed in lieu" of foreclosure you will not have to pay the State of CT conveyance tax of 0.5% of the sales price. There is also a municipal conveyance tax of 0.25% in most of the towns which is also exempt.

If you are buying a foreclosure often times the bank would push this tax on to the buyer. Since it no longer applies it will reduce that cost.

Remember that when selling your home you need to check with your tax preparer for specific information on how you will be affected by a short sale and you must consult with an attorney too.

Via Minna Reid, REALTOR® Central/Eastern CT (CG Real Estate):

CT CONVEYANCE TAX CHANGES

In the 2010 June Special Session, the Connecticut Legislature added two new exemptions to the Real Estate Conveyance Tax - one for deeds in lieu and one for short sales. Note that these only apply to conveyances of the principal residence of the transferor. The Legislature also reinstated the exemption for foreclosures by sale.

These changes are effective October 1, 2010.

2010 Conn. Pub. Acts 1, Section 2 (June Spec. Sess.) added exemptions for the following conveyances:

1."Deeds in lieu of foreclosure that transfer the transferor's principal residence" (12-498(19)); and

2."Any instrument transferring a transferor's principal residence where the gross purchase price is insufficient to pay the sum of (A) mortgages encumbering the property transferred, and (B) any real property taxes and municipal utility or other charges for which the municipality may place a lien on the property and which have priority over the mortgages encumbering the property transferred." (12-498(20)).

Subsection 9 of 12-498 was also amended by the Act to reinstate the exemption for conveyances made pursuant to a decree under Section 49-24, which is the foreclosure by sale section.

*************************************

Minna Reid is a full-time, full-service, Connecticut REALTOR®, specializing in short sales, serving central and eastern CT including, but not limited to; Andover, Ashford, Bolton, Chaplin, Columbia, Coventry, East Hartford, Eastford, East Windsor, Ellington, Enfield, Glastonbury, Hebron, Lebanon, Manchester, Mansfield, Marlborough, Somers, South Windsor, Stafford, Tolland, Union, Vernon, Willington and Windham.

AVOID CT FORECLOSURE

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What you need to know about investing in a Multi-Family in Danbury CT

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 01 Sep 2010 18:45:22 -0700

What you need to know about investing in a Multi-Family in Danbury CT

I've had a number of questions recently about my listing at 20 Griffing Ave. I figured it might be useful for someone thinking about dipping their toe into real estate investing. Here's some things you need to know about the world of multi-family homes in Danbury CT:

About 90% of our multi-family inventory was built between 1880 and 1930. Our inventory is older and unless you are lucky enough to find one who has has a contractor for an owner who did a major remodel at some point, there may be structural work involved. Even if the structural condition of the home is good, it will probably require some work. There are exceptions, but I'm generalizing.

67% of all multi-family homes sold between January and June 2010 were Bank Foreclosures.

The average prices have come down because these sales are distressed, but also because rents have really come down. Even though they have come down, Danbury still has a reasonably stable employment picture - better than most areas of the country- and rents are really high. I have had people from NY City come to Danbury and complain about how expensive it is to rent here. A small two bedroom usually rents for at least $1,000, but can easily reach $1,300.

About 1 in 4 of the sales in the last 6 months are cash. And when the seller is a bank, they prefer cash. I have had clients who bid $30k more loose because the competition had cash.
About 1 in 6 of the properties approximately have sold for more than the asking price, so it is important to know your prices.
There is a lot of inconsistency in the status of some of these homes (is it a legal two family or a legal four family?). This takes time to sort out and requires a good attorney.
An insect inspection should be a part of any multi-family purchase because I am hearing more and more stories about bedbugs and other fun stuff (yuck, I know!). Bedbugs are coming back across the Tri-State area if you watch the NY news!

Many times buyers think they can contact the homeowner directly to purchase a home that is being foreclosed on. Most multi-family foreclosures in Danbury are owner occupied, not investors. Unless the seller has agreed to cooperate with a short sale, they have little to no control over anything except how long they stay in the house (the priority in many cases is either to modify their loan to lower the payment and stay in the home, or simply to stay as long as possible). Most multi-families that are bank owned are listed with Realtors. I have seen some cases where the buyer has waited 2 years for the property.

List of multi-family homes for sale in Danbury CT

If you think you might like to purchase a multi-family in the Danbury/Bethel CT area, I'd be glad to answer your questions.

Brookfield Connecticut's Greenridge Drinking Water Issues

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Mon, 30 Aug 2010 13:53:05 -0700

Here is important information if you have a home or are considering purchasing one in Brookfield CT that has a well.

Also, if you are considering remodeling your home in Brookfield be sure to download the Brookfield CT zoning regulations "cheat sheet" courtesy of Brookfield Patch.

Via Raymond Poppe (McCaffrey Realty Professionals):

If living in a community that is serviced by Community Wells/Water Company, they are required by State Law to do peroidic testing. The testing done is usually more extensive than is done on a private well when you are purchasing a home. One of the newest Chemical Elements they are testing for is Uranium. The EPA maximum allowable Uranium in water is 30ug/L. If you own a home with a private well you most likely had the well tested when you first bought the home to make sure the water is potable. Most owners don't ever give it a second thought after that. Even when you do get a water test done it usually does not include a test for Uranium since it was not known to be a concern in the past. This is somewhat the same story with Radon, and most of the buyers in the Northeast now have the test done for Radon because of public awareness but again don't re-test in the future.

What amazes me is how these two chemical elements can cause hysteria to many buyers buying a home. As many might know both Radon and Uranium are naturally formed in the eco system and have been around forever. Only since science/medical fields determined that they can be a health hazard have they set limits and recommend testing. I'm sure your parents, grandparents and great grandparents have ingested these chemical elements and didn't even know it. There are also ways of remediating these problems so you won't have to worry about them.

Since Community Well Systems are closely monitored by the State any issue that is found must be told to the home owners using these wells. Once the Home Owner is made aware of a problem, and they are looking to sell their home in Connecticut, the seller is required by the Uniform Property Disclosure Act (Connecticut General Stautes Section 20-327b) to disclose the knowledge of these problems. One of the questions is "Do you have knowledge of Drinking Water Problems (Quality or Quantity)". Of course if a unacceptable level of Uranium or Radon is found in the water it must be disclosed as well as any other impurities.

In the Brookfield Connecticut's Greenridge Tax District the Community Well system was found to have a Uranium Level of 40ug/L, 10ug/L above the limit. The Water Company who is running these wells for the Community are required to rectify the problem to meet State Standards. If they don't they will be fined. The latest update is the original course of action to correct the problem which was to be completed by September 2010 has ran into a snag. United Water Company was to get water for it's wells in Newtown but Newtown has not given the permits required to do so. Brookfield's Selectman is suggesting that the community be connected to the recently installed water supply serving the Condo complexs in and around Route 25.

Some potential Buyers have shunned away from homes in the Greenridge District because of this problem. Do they really think that the Greenridge Tax District is the only one with this problem? I am sure there are local homes as well as many other homes throughout the Northeast that have exceeded the limits but the private wells are not being tested for Uranium. In my opinion this house would be on the top of my list. The Water System is periodically monitored to a higher standard. When a problem arises I will be notified and can take the proper precautions. The problem will need to be resolved based on State Requirements. And the cost, if any, will be shared by the community. These are tremendous advantages over a Private Well which rarely is re-tested and if a problem is found the cost could be exorbitant.

If you would like to learn more about Uranium in Water visit this website. http://raypoppe.com/template40/nextpage.asp?mnu=175628

Is Your Home Overdressed? Maybe it needs a "Make Under"

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Thu, 26 Aug 2010 23:57:09 -0700

If you are preparing your home for sale in Danbury CT this article on a Make under is a great resource.

Via Tessa Skeens - Hampton Redesign (Hampton ReDesign, Home Staging and Redesign in Fort Worth TX):

Happened to be home when Oprah was on this afternoon. The topic was Makeunders. Women who needed less not more. But this also applies to homes. Nate Berkus did a room Makeunder and it inspired me!

Every home that goes on sale needs a makeunder. The less of you, the quicker your home will sell. The bigger and more spacious your home looks the higher it's perceived value.

This means it's really important to edit your stuff so what's really important greets you (and your buyers) when you walk in the door. You want your homes' features to shine, you want buyers to say AH!

The trouble is we tend to keep adding stuff to our homes and don't stop to edit.
I compare it to getting dressed. You've got a great look going but then you keep adding accessories to your outfit. A scarf or two. All of a sudden your great look gets lost. No one will be able to focus on that perfect necklace or pair of shoes because there's too much to look at.

The best outfits are the ones with a simple color palette. A nice pair of jeans, a contrasting top and jacket and some great accent jewelry and shoes.

Your home is no different. It's an extension of who you are but it shouldn't be the catchall for everything you've ever wanted to bring home. Layering is wonderful but you have to know when to stop before your look gets lost.

Start with one room. Treat it like an extension of yourself. How would you dress it?

10 Easy Tips to "Make Under" Your Home

1. Keep in simple, Pick one or two main colors for your walls and floor. The fewer colors the more spacious your home will look.

2. Pick a third and fourth (if desired) accent color . Use these colors sparingly.

3. Keep your surfaces consistent. Walls should be the same material if possible and painted or finished in the same color on all walls. Floors also. Keep flooring consistent throughout the house.

4. Group your family photos on one wall and use similar frames and mats to keep a unified look. Edit your photos first and keep only the ones you love.

5. Group your plants also. Your plants will thrive and it reduces watering time. Toss out any that are unhealthy or dying.

6. If a room has more than one use make sure there's a dedicated space for each use. Screens or dividers can help separate living from office or exercise space.

7. Keep your window treatments clean and simple. Heavy window treatments that cut down on light can overpower a room. Invest in some light colored curtain panels instead hung on a simple pole. These look great over inexpensive 2" blinds.

8. Remove area rugs on carpet. Visually they cut up the floor space and make the room feel smaller.

9. Edit your collections. Keep only pieces you love on display. Again grouping them will create impact and reduce visual busy-ness.

10. Keep it to 5. When in doubt, keep no more than 5 toys or 5 plants or 5 pillows or 5 frames or 5 lamps for example in a room at one time. If you want to add a new piece, take out an old one.

Remember keep it simple. Whether you are getting ready to sell your home or just want to live lighter, a professional home staging consultation can help you with your "makeunder".

Photos are not samples of Hampton Redesign staging but chosen to represent how a simplified color palette can makeunder a room.

∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞∞

Hampton Redesign 817-891-9563 www.hamptonredesign.com

Tessa Skeens | Owner & Lead Staging Designer

Professional Home Staging and Redesign Services Serving Greater Fort Worth TX Including Aledo, Willow Park, Benbrook, Keller, Arlington, Southlake, Colleyville, Hurst, Mansfield, Burleson and Tarrant County

Just Sold for $429,000 - Newer Bethel CT Colonial on 6 acres - Successful Short Sale

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 25 Aug 2010 19:20:24 -0700

Just Sold for $429,000 - Newer Bethel CT Colonial on 6 acres - Successful Short Sale

This beautiful colonial style home in Bethel CT built in 2001 on 6 acres just sold for $429,000. It is a custom builder's home that backs up to Huntington State Park on the Bethel/Redding line, a beautiful area with many horse farms. It was a successful short sale. Short sales do close!

Newer Bethel Colonial on 6 acres

Overview
Maps
Photos
Description

Contact us for pricing

Single Family Home
Sold

Main Features

4 Bedrooms
2 Bathrooms
1 Partial Bathroom
1 Unit
Interior: 2286 sqft
Lot: 6.43 acre(s)

Location

73 Sunset Hill Rd
Bethel, CT 06801
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Our recent listings

Two Family in great location!
Studio in Pristine Condition
Charming Brookfield Townhouse
Walk to downtown Bethel!
Convenient One Level Living

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How Will the New FHA Mortgage Insurance Structure Affect Your Buying Power?

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 25 Aug 2010 03:02:01 -0700

If you are considering purchasing a home in the Greater Danbury CT area this fall with an FHA loan and will be putting less than 20% down, you should read this post about FHA mortgage insurance premiums and how they affect your payment. Your payment includes 4 items: 1) interest and repayment of principal, 2) monthly mortgage insurance premium, 3) property taxes, and 4) homeowners insurance and condominium common charges when purchasing a condominium.

Via Cari Anderson (Diversified Mortgage Group):

How Will the New FHA Mortgage Insurance Structure Affect Your Buying Power?

Earlier this month, HUD announced that there would be some forthcoming changes to its FHA mortgage insurance program on October 4^th of this year. Since FHA loans are a good percentage of all loans funded today these changes could have a significant impact on the loan amount a potential borrower qualifies for. Let's look at how FHA mortgage insurance works. There are two types of FHA mortgage insurance that are charged in conjunction with FHA financing.

The first type is called the "Up Front Mortgage Insurance Premium" or "UFMIP." This is a lump sum that is a percentage of the base loan amount. For instance, if you are purchasing a $200,000 property with a 30 year fixed loan and you are utilizing the maximum loan amount FHA allows which is 96.5% of the home's value (3.5% down), your base loan amount would be $193,000. The UFMIP would be 2.25% of this amount which is $4342.50. There are two ways to pay for this. It can be paid in full at closing either from the borrower's funds or the seller can agree to pay it. The second, and arguably the more common method, is to have this tacked onto the base loan amount and finance it over the life of the loan. Therefore, your total loan amount would be $197,342 (since FHA loans are rounded down to the nearest dollar, you'd have to cover the whopping 50 cents!). This type of insurance will be reduced to just 1% of the base loan amount on October 4^th. So in our example, this would be a premium of just $1930 and a savings of $2412.50 over the current rate.

The second type of FHA mortgage insurance is called "Monthly Mortgage Insurance" or "MMI." This is paid as part of your mortgage payment every month for a minimum of 5 years and until you have at least 22% equity in your home. The way this is calculated is to again, use the base loan amount and use the correct percentage factor. If you are utilizing the maximum financing (96.5%), then the percentage is .55% of the base loan amount. So $193,000 x .55% divided by 12 months a year = $88.46 per month in MMI. Please note that the monthly factor is .50% if you are putting down 5% or more and even less if you are taking advantage of a 15 year loan term. As of October 4^th, the new factor will shoot to 1.55% which, in our example would be $249.29 per month - $160.83 more than the current structure.

Let's compare side-by-side the hypothetical loan above under both old and new structures:

Purchase Price: $200,000

Loan Amount: $193,000

Interest Rate: 4.25%

Loan Amount with:                         Current UFMIP: $197,342             UFMIP as of 10/4/10: $194,930

Principal & Interest Pmt with:      Current UFMIP: $970.80               UFMIP as of 10/4/10: $958.94

MMI payment with:                      Current MMI: $88.46                   MMI as of 10/4/10:$249.29

______________________________________________________________________________

Overall difference:                          $148.97 more per month under the new structure

If you are looking to buy a home and you have not entered into a purchase contract by October 3^rd, you will need to have your loan officer qualify you under the new MI structure. Regardless of the upcoming changes, the FHA-insured home loan is still a great program that should continue to play a large part in our nation's housing recovery.





925.964.1213 Direct // 925.570.0613 Mobile

Cari's Website     Tri Valley Mortgage News     East Bay Mortgage News

Cari CA Real Estate Broker License 01220718...NMLS License ID 234849

First Time Home Buyer Trends in Danbury CT - Plan for the Unexpected

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Mon, 23 Aug 2010 23:35:10 -0700

First Time Home Buyer Trends in Danbury CT - Plan for the Unexpected

First time home buyers in Danbury CT have a lot more going for them now that at any time during the last ten years: low interest rates, a buyers market with 12+ months of inventory, lots of homes to chose from. But before you write this blog post off as just another cheerleader pitch for "it's a great time to buy," it's important to think about planning for the unexpected when comitting to a long term investment like a home purchase.

Here are few recent examples of this that really drive home this point:

1. A tree fell on this recent home buyer's house (need I say more?)

2. A recent home buyer was the victim of a horrible hit and run car accident in broad daylight disabling him from working for at least three months.

3. Despite dilligent efforts to do their homework and inspect the property, a recent home buyer couple who purchased a foreclosure home uncovered some unexpected electrical problems that will cost more than budgeted.

The point here is simple: life happens! In addition to making sure you can comfortably afford the monthly payment, finding a home that fits your needs, and figuring out the best commuting routes from Danbury to work, take the time to make sure you are ready for a long term investment and plan for the unexpected. Make sure you have enough reserves or an emergency fund for 3-6 months of living expenses. Make sure you have budgeted for home maintenance and your insurance coverage is sufficient. Here is a recent question I answered on Trulia about this same topic for a first time home buyer who is considering purchasing a home for the first time with a low down payment. Be honest with yourself and don't stretch too much...because life happens, so be prepared for the unexpected!!

Just Sold - Soon to be Rehabbed Foreclosure in Brookfield CT for $230,000

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sat, 21 Aug 2010 13:55:11 -0700

Just Sold - Soon to be Rehabbed Foreclosure in Brookfield CT for $230,000

This bank foreclosure in Brookfield CT was recently sold for $230,000. The home has 3 bedrooms and 3 full baths, hardwood floors, a charming stone fireplace and partially finished basement. It is located on level 3/4 acre lot in a desireable Southeastern section of Brookfield the borders Newtown, CT with easy access to Exit 9.

Soon to be Rehabbed Foreclosure in Brookfield CT

Overview
Maps
Photos

Contact us for pricing

Single Family Home
Sold

Main Features

3 Bedrooms
3 Bathrooms
1 Unit
Interior: 1624 sqft
Lot: 0.71 acre(s)

Location

49 Tower Rd.
Brookfield, CT 06804
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Dana Voelzke

McCaffrey Realty Professionals
(203) 733-9408
danactrealtor@gmail.com
http://www.DanburyCondos.net

Listed by: Dana Voelzke

Our recent listings

Brilliantly New Home in Brookfield
Downtown Danbury CT
Affordable for the busy lifestyle!
A place of your own
Charming Brookfield Townhouse

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Make Sure Your Mortgage Loan Officer Is Licensed

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Wed, 11 Aug 2010 22:19:22 -0700

George Souto provides an explanation about the new licensing for loan officers. Make sure you are working with a licensed professional who has pre-approved you for a mortgage before you start your search for Farifield/Litchfield CT real estate!

Via George Souto NMLS# 65149 FHA, CHFA, VA Mortgages Connecticut:

By the end of this year, all Mortgage Loan Officers and Mortgage Brokers, that work for a Non-Depository Lender, will need to be licensed in every State in order to take a Loan Application and put a Loan in process, so make sure your Mortgage Loan Officer is licensed. For right now Mortgage Loan Officers for Depository Lenders like Banks, and Credit Unions, are excluded from being required to be licensed, presently all they need to do is be registered under their Lending Institutions License.

Up to now licensing for Mortgage Loan Officers was optional for each State, but under the Secure and Fair Enforcement for Mortgage Licensing Act of 2008, which is part of the FHA reform bill, put into place National Standards for Mortgage Loan Officers. With this change all Mortgage Loan Officers that work for a Non-Depository Lender in all States will be part of a mandatory registration system called the Nationwide Mortgage Licensing System (NMLS).

In my opinion this is a MAJOR positive move on the part of Lending Industry, and hopefully Mortgage Loan Officers that work for Depository Lenders will also be required to be licensed in the near future. Right now the Banking Lobbyist have been able to prevent this from happening, but the pressure for their Loan Officers to also be licensed will increase, and they will also have to comply.

This is bound to reduce the number of Mortgage Loan Officers presently doing business in every State. Those that will most likely be impacted most by this new law are Internet Lenders, because Mortgage Loan Officers have to be licensed in EVERY State that they do business in, and cannot use the license of someone else to write Loans. This is because an individual cannot even take information to complete a Loan Application without being licensed in that State.

Cost will also be a major factor in all this. In Connecticut the cost to license a Mortgage Loan Officer is $330. This amount may vary from State to State, but it does not take long for those licensing fees to add up. Furthermore, the Mortgage Loan Office will need to past that States Licensing Test on top of passing a National Licensing Test in order to be licensed. If the State Test for other States is anything like the Connecticut State Test, it will not be easy to pass. Many have taken the Connecticut State Test this year and failed.

The way that you will know that your Mortgage Loan Officer is licensed is by an NMLS Number, mine is NMLS# 65149. This number must appear on everything that identifies someone as a Loan Officer like business cards, flyers, e-mail, websites, etc. If your Mortgage Loan Officer does not have an NMLS# then he or she is not licensed, and you should be looking for someone else to partner with in case they do not obtain their license by the end of the year. In fact in Connecticut Mortgage Loan Officers will need to have taken and past the National and State Tests by October 31.

Once a Mortgage Loan Officer has past their National and State Tests, they will need to take 8 hours of continuing education classes each year in order to maintain their license. 20 hours of educational classes are originally needed to obtain the Mortgage Loan Officer License.

So make sure your Mortgage Loan Officer is licensed, or fine one who is!!!

******************************************************************************************************************

Info about the author:

George Souto is a Loan Officer who can assist you with all your FHA, CHFA, and Conventional mortgage needs in Connecticut. George resides in Middlesex County which includes Middletown, Middlefield, Durham, Cromwell, Portland, Higganum, Haddam, East Haddam, Chester, Deep River, and Essex. George can be contacted at (860) 573-1308, gsouto@mccuemortgage.com, or visit my McCue Mortgage Homepage.

Speechless Sunday - Downtown Danbury CT

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sun, 08 Aug 2010 16:29:24 -0700

Photos of Downtown Danbury CT

Downtown Danbury CT

Overview
Maps
Photos
Description

Contact us for pricing

N/A
For Sale

Main Features

Location

City Center
Danbury, CT 06810

To get updates on open home dates and other property events, please click the "Like" button below:

Dana Voelzke

McCaffrey Realty Professionals
(203) 733-9408
danactrealtor@gmail.com
http://www.DanburyCondos.net

Listed by: Dana Voelzke

Our recent listings

Affordable for the busy lifestyle!
A place of your own
Charming Brookfield Townhouse
Studio in Pristine Condition
Two Family in great location!

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Looking for a great condo community in the Danbury CT area?

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sat, 07 Aug 2010 10:43:55 -0700

Looking for a great condo community in the Danbury CT area? Do you have a busy lifestlye and are looking for high quality of life at an affordable price not too far from New York City? Explore the greater Danbury area, offering a huge variety of many different condominium communities. The area sells at least 500 units each year. Prices range from $100,000 to $500,000. Some of our best condominium communities come in all different shapes and sizes. There is something for everyone: - Small, close knit communities with 25 units or less to huge 500+ communities with resort quality amenities - All sorts of settings from country-style living tucked away in the woods to waterfront to very convenient walk to downtown buildings - Small, efficient one bedrooms perfect for one person to 3,500 square foot townhomes perfect for a large family - Brand new to vintage Here is a website that makes it easier to shop for a condominium that's right for you: DanburyCondos.net. Bookmark it today to make your home search faster and easier. Enjoy!
Free website - By Wix.com

A Connecticut Landlord Gets Justice

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Mon, 02 Aug 2010 12:41:09 -0700

This story is good information for anyone who owns or is thinking about buying rental property.

Via Linda Davis (RE/MAX Realty Group):

This tale of a Connecticut Landlord ends well and there is a lesson to be learned. Many landlord tales don't end happily because the authorities will tell you there is nothing you can do when your home is trashed by tenants or you lose thousands of dollars in rent. This tale was written by a client of mine who rented out his home In Ledyard. He really is a very nice man.

June 17, 2010

Once upon a time a young girl rented a nice house in Ledyard from a nice man. She had a boyfriend and two young children. She seemed so nice.

But the young girl had trouble paying her rent, and paying her utilities. The nice man kept the utilities current so they didn't get turned off, and he gave the young girl plenty of leeway in paying her back rent.

After a few months the young girl decided she didn't want to catch up on her back rent. She quit talking to the nice man. He had no choice but to begin an eviction process. After almost two months the young girl, her boyfriend, and her two young children were forced to seek refuge somewhere other than his nice house.

But his house was no longer nice, it was a pig sty. There was trash everywhere. The carpets were soiled, the doors were broken, there were holes in the walls, the cupboards were broken, it was as if a tornado had hit his nice house. The nice man called the police and they filled out a report. The District Attorney filed charges and ordered the girl arrested. Unfortunately no one knew where she had gone.

Fortunately, she and her boyfriend had a habit of beating each other up. So one day when they were having a dispute the police were called. When they took her name and looked it up, found the previous charge and they arrested her. Unfortunately the young girl made her $1000 bail and went back into hiding. She missed her next court appointment, and the next one, and the next one, and finally a judge ordered her bail revoked and signed a new arrest warrant. Once again the young girl was found and arrested. This time the court required a $2500 professional bond (bail bondsman money). This time the young girl showed up for her court appearance.

When the young girl came to court she asked the judge to let her attend "pretrial rehabilitation". This is a program that would allow the young girl to be given a period of probation during which she would complete a rehabilitation course. Then, if she completed the course satisfactorily, the charges against her would be dropped.

Unfortunately for the young girl, the process allows the nice man the opportunity to tell the court what he thinks of this process. The nice man is invited to the court to tell the judge "if (he) think(s) the Defendant should be given accelerated pretrial rehabilitation."

The nice man will attend the next hearing and he will tell the judge exactly what he thinks of granting pretrial rehabilitation to this young girl.

As a side note, the nice man looked up the recent court records of the young girl and her boyfriend. It turns out that her boyfriend was arrested last Friday for possession and sale of controlled substances (two felonies). He's in jail under $50,000 bail that he has not met. His next court date is next week. The nice man is considering attending the hearing just to see who shows up and what happens to the young man.

In all of this there are two innocent young children. Who cares for the children? The nice man will request the court to place the children in a proper home environment. These people should not be raising children.

_________________________________

Update July 13, 2010

The little girl didn't show up for her court appearance on 7/2/2010. The nice man did show up. The nice man talked to the court investigator and had her felony charges entered into her record along with several photographs of the damages done to his property. Then the nice man was permitted an opportunity to talk to the judge. The judge listened politely and then revoked the $2500 bail, ordered the little girl re-arrested, and set her next bail at $1,000 cash only.

The little girl probably knew she had made a mistake not appearing in court on 7/2, so she went voluntarily to court on 7/6. She threw herself on the mercy of the court and the nice judge decided to sentence her to:

24 months of probation

Court supervised rehabilitation (whatever that is)

PLUS

Pay the nice man $8,450 for damages. Payments to be made $100 / month.

Now these payments are part of the terms of her probation. To successfully complete her 24 months of probation she must comply. The nice man is very happy with this judgment.

The nice man went to court on 7/13/2010 and was given a copy of the courts judgment against the little girl. This paperwork gives the little girls address. With this information the nice man will be able to get the Department of Children and Families to investigate the living conditions of the two young children living with the little girl and her boyfriend. He will also be able to file a small claims case against the little girl and against her boyfriend for back rent and utilities.

The boyfriend has made his $50,000 bail. His next court appearance will be 7/19/2010. The nice man will go and observe the proceedings of this case.

Sometimes a landlord can get justice.

To be continued.....

Linda Davis has been selling real estate in Ledyard CT for 33 years. You'll find Linda's complete profile on her Online Business Card.

Northern Fairfield County real estate market update - June 2010

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Thu, 29 Jul 2010 01:14:02 -0700

Northern Fairfield County real estate market update - June 2010

Mortgage interest rates hit a record low this month to just under 4.5% for a 30 year fixed rate. Low rates, combined with over 14 months worth of inventory and approximately 25% of homes on the market being in some form of financial "distress" made for another buyer's market this past spring. Low interest rates, coupled with federal tax incentives, have been bolstering the Greater Danbury real estate market since last September. With the government-subsidized interest rate and tax incentive being phased out, be prepared for another dip in the market. Though we do not see a decline as the first 20% decline in 2009, we are bound to see the downward trend continue as banks bring their foreclosure inventory to market. As the economy improves, there will be upward pressure on interest rates which will also slow home appreciation.

Median Sale Price of Single Family Homes Sold in:
	June 2010	%change From 12/09 (6 mo. change)	2009	% change From 12/2008 (1 year change)	2008	% change From 12/ 2007 (1 year change)
Bethel	$303,000	-4%	$315,000	-13%	$363,000	-6.9%
Brookfield	$418,000	+8.9%	$384,000	-8.5%	$419,500	-7.8%
Danbury	$270,000	-7%	$290,000	-12.1%	$349,000	-5.4%
New Fairfield	$350,000	+2.9%	$340,000	-10.5%	$416,250	-8.7%
New Milford	$313,137	+10.1%	$282,500	-19.3%	$360,000	-2.8%
Newtown	$417,000	-6.7%	$442,,500	-4.4%	$463,000	-7.5%
Ridgefield	$676,500	+4.8%	$645,000	-11.0%	$725,000	-8.7%
Southbury	$413,000	+8.7%	$386,750	-16.0%	$460,500	-3.1%

Sherman	$408,000	-8.3%	$489,000	+33.3%	$521,500	-37.5%
Bridgewater	$440,000	+12.6%	$350,000	+22.2%	$590,000	-62.5%

Data Source: Greater Fairfield County MLS

Median prices in many area towns actually saw a slight uptick. This was somewhat artificial though because after a long absence, higher priced homes between $450,000 up to $1mm started to sell again after a deep freeze for about a year due to a somewhat less uncertain job market and bonuses again being paid at some of the larger companies. Our overall statistics tell us that although the median price has seen as much as an 8.9% increase in Brookfield, 10.1% increase in New Milford and 8.7% increase in Southbury, home values have actually dropped about 3% since January. Again the increases are due to the price makeup of the inventory sold, NOT the appreciation of individual homes. It should be noted that the towns of Bridgewater and Sherman have so few homes sold in any time period that their numbers are easily skewed.

The number of homes sold has remained at a depressed level for the past 2 years. Among the few towns that saw growth in the number of homes sold was Brookfield, for example, sold 63 homes in the first 6 months of 2009 compared to 62 in 2010. New Milford, surprisingly, saw the largest drop from 129 homes sold the first half of 2009 to 108 for the same period in 2010. Newtown and Southbury were the only towns with substantial gains in sales. Newtown sold 23 more homes in the first half of 2010 (+20%) than last year and Southbury sold 13 more (+32%).

Low Maintenance Living in Bethel CT - Just Sold

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Thu, 29 Jul 2010 00:39:35 -0700

Low Maintenance Living in Bethel CT - Just Sold

Elegant new construction Eastport townhome with spectacular open floor plan on main level that boasts high ceilings, elegant moldings and a cozy gas fireplace. The kitchen has a center island, custom cabinetry with granite countertops, light & bright breakfast nook with french doors leading to private deck that overlooks nature preserve. Desireable features such as main level two car garage, full walk-out basement and spacious master suite with sitting area and full bath, and second-floor laundry area complete the picture.

Bethel Meadows is a Toll Brothers community offering spacious, luxury townhomes and low maintenance lifestyle located in charming Bethel, CT offering quaint shops, restaurants, and entertainment. Located in Northern Fairfield County, the community is only minutes from the New York border and less than an hour from Stamford, CT and White Plains, NY. Amenities include a community clubhouse and pool, and access to the newly developed Terre Haute Brook walking trail.

Fabulous New Construction

Overview
Maps
Photos
Description
Neighborhood

Contact us for pricing

Condominium
Sold

Main Features

3 Bedrooms
2 Bathrooms
1 Partial Bathroom
1 Unit
Interior: 2262 sqft

Location

53 Hidden Brook Trail
Bethel, CT 06801

To get updates on open home dates and other property events, please click the "Like" button below:

Dana Voelzke

McCaffrey Realty Professionals
(203) 733-9408
danactrealtor@gmail.com
http://www.DanburyCondos.net

Listed by: Dana Voelzke

Our recent listings

A place of your own
Two Family in great location!
Call Me Home
The Perfect Neighborhood!
Convenient One Level Living

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Brookfield CT - Field of Flags - July 16 to August 9, 2010

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Tue, 27 Jul 2010 23:33:14 -0700

Today I was on my way to preview a home for sale in Brookfield CT and I had the opportunity to visit an inspiring site that made me proud to be an American, and it also reminded of me of what it really means to live in a small, close knit town.

According to the flyer left on site by the organizer: "Field of Flags is a silent, patriotic and poingnant reminder of the cost of war. Each flag represents not simply one casualty, but all the family members and friends who have been touched by that life now gone. They represent our respect for those who have served and are currently serving in the military and our hope for peace in the future, for a time when no one is called upon by our country to give the greatest sacrifice. Please continue to pray for the safety of all of our troops and for the families of the fallen heroes."

Field of Flags was dedicated on October 23, 2005 at the Somers Congregational Church in Somers, CT. Members of the church committee placed 2,231 American flags, one for each American casualty in Iraq and Afghanistan, to honor those that gave their lives in conflict.

Churches interesting in having the Field of Flags can call the Somers Congregational Church office at (860) 763-4021.

If you live in Northern Fairfield/Southern Litchfield County, stop by and sign the guestbook to honor and thank those who have given their lives for our great country. The display will be up until August 9th, 2010. Click for directions to the Congregational Church in Brookfield CT.

A caution to REO purchasers. The addenda always control the agreement.

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Sat, 17 Jul 2010 08:29:34 -0700

Below is a blog about the procedure of making an offer to purchase a bank foreclosure property. There are many bank foreclosure properties available in Danbury CT. They are about one third of all single family and condominium sales and about two thirds of multi-family sales in the area.

Via Richard Weisser Coweta Fayette Real Estate:

The scenario is played over and over across the land as bargain-seeking homebuyers attempt to purchase a foreclosed property. A real estate agent constructs an offer for the home, and the offer is “acknowledged!”

But first there are a “few” addenda that must be signed before the deal is done. And while it may be true that the seller will only convey the property under their terms, buyers need to understand the absolute fact that the addenda CONTROL the agreement.

And these addenda are so comprehensive that in most cases, they override almost all of the language in the original offer. It is not uncommon for the addenda to be many pages longer than the original Purchase and Sale Agreement.

The signing of these instruments, while obligatory, is not perfunctory. A buyer needs to carefully read the addenda and understand them before moving forward with the purchase.

Because although the terms set forth in the addenda may be considered to be very seller-friendly, the purchase can still be a bargain for the savvy buyer.

And that can make all of the trade-offs pay off in a big way!

All content, including text, original art, photographs and images, is the exclusive property of Coweta Fayette Real Estate, Inc., and may not be used without the expressed written permission of Coweta Fayette Real Estate Better Homes and Gardens Metro Brokers, Newnan Georgia. All information is believed to be accurate but is not warranted, Copyright 2003-2009. Richard Weisser REOS, E-Pro. licensed Auctioneer. 770-827-6225.
Learn more about Coweta County and Fayette County Georgia Real Estate, and to search the entire Georgia MLS for free with no registration required visit CowetaFayetteRealEstate.com! Photos of the Great Smoky Mountains National Park.

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Are prices for first time home buyers in Danbury CT becoming more negotiable?

Dana Voelzke, Danbury CT Residential Lending (Union Savings Bank (203) 733-9408) — Mon, 12 Jul 2010 01:40:50 -0700

Are prices for first time home buyers in Danbury CT becoming more negotiable?

The market for entry level homes priced under $250,000 is the fastest moving segment of the Danbury CT real estate market. First time home buyers typically make up about one third of the market, but this year it's been higher - close to 50% - largely because of the $8,000 tax credit for new home buyers.

Even though the tax credit has passed, there are still plenty of reasons for those with stable income and a down payment saved to consider becoming a homeowner. One reason is availability of homes. Right now there are 66 single family homes and 133 condos to choose from. Another reason is that interest rates are near historic lows of 4.5%, meaning the mortgage payment (including mortgage interest, principal repayment, property taxes and insurance or common charges for a condominuum) is the same level or below rent of a comparable property.

First time home buyers might have another reason. Now that the tax credit is over, it appears that buyers might be gaining more negotiating power. On average the percentage of list price offered to sellers has been pretty stable throughout the market at about 95% of list price for the past year. However, in June we saw the amount of discounts negotiated off the list price grow. The average of all single family homes closed in June 2010 was only 91% of list price. For a $225,000 house or condominium, that represents about $9,000 - a little more than the tax credit you just missed.

Here are the data showing the average sales price, number of sales per month, and how many of the sales were foreclosures from January to June this year for single family homes between $100,000 and $250,000 and all condominiums in Danbury CT under $250,000. The average price for single family homes that sold has remained fairly stable for the past 6 months, while the average condo price has declined.

If you're considering becoming a homeowner, make sure you have a written buget, savings for a down payment and a reserve for living expenses of 3-6 months, and contact a local mortgage professional to get pre-qualified for a home loan before beginning your home search.