Julie's Blog

Do you want you house to sell?

Julie Andrews (Realty USA) — Thu, 03 Apr 2008 19:52:21 -0500

If you’re selling your house it’s not a good idea to stay home during showings, period. In fact, it’s a really bad idea. Trust me on this. First of all, it intimidates a lot of home-buyers. They don’t feel comfortable viewing your personal space with you there. They don’t want to talk about what they like or don’t like in your presence. How are they supposed to poke fun at your wallpaper, and then discuss that it would be easy and cheap to remove? They definitely do not want to talk money in front of you. You do want potential buyers talking money in your house don’t you? Go out for a cup of coffee, go for a drive, sit in your car across the street for all I care – just go somewhere for the time it takes buyers to tour your house in peace. You don’t have to be home to protect your belongings or to show off all the wonderful attributes of your house. That’s why you hired a Realtor in the first place. Make us work for it!

It’s also a bad idea to require your listing agent to be present for showings. A buyer’s agent is well qualified to show your house and wants to sell it as much as you do – if it meets the needs of their client. Your listing agent does not need to be present to “sell” your house. It’s not a used car, it’s the most important purchase most people will ever make in their lives. Trying to accommodate the schedules of two agents only makes things more difficult. Keep it as simple as possible. Lockboxes allow agents to quickly and easily show listings. Electronic lockboxes also keep a record of who’s opened them. This way you can rest assured, if something is missing or the cat has been let out, your agent will have a paper trail of who came in and when. Be sure to discuss all of these specifics with your agent when you list your house for sale. If your house is easy to show and buyer’s can feel free to take their time inside and imagine themselves living there you will have a great advantage in this buyer’s market. Down the street Sally and Bob were in their living room watching TV so the buyers decided not to look around in there too long. Now they can’t remember if they liked it. They never got to see that other house around the block because the listing agent wasn’t free to show it at a convenient time for them. Is your house easy and comfortable to view? You get the idea.

Market Report for Niagara Falls NY

Julie Andrews (Realty USA) — Wed, 26 Mar 2008 08:48:47 -0500

Here’s the state of the market for Niagara Falls, NY according to MLS data as of March 20th, 2008

There are currently 172 single family homes for sale.

The lowest price is $7,900, highest price is $329,900, median price is $53,500.

There are 36 sales currently pending on single family homes:

The lowest sale price is $9,900, highest price is $335,000, median price is $59,900

There were 18 closed sales in the last 30 days:

The lowest price was $15,900, highest price was $109,900, median was $57,500.

At the current rate of absorption, it will be 9 ½ months before all remaining homes in Niagara Falls are sold.

5 Things NOT to do when purchasing a home...

Julie Andrews (Realty USA) — Fri, 07 Mar 2008 14:03:50 -0600

Purchasing a Home Soon? Here are 5 Things NOT to do…

Unless you’re planning on plunking down a load of cash on your new home, you’re going to need to get a mortgage. Even after you’ve been pre-approved for your mortgage and the purchase is under contract, the deal isn’t closed until it’s closed. Wait until you have the KEYS in hand before doing any of the following things to prevent any problems from arising that may ruin your deal.

Don’t make large purchases. It’s common to want to run out and purchase new furniture and appliances for your home once your offer is accepted. Wait, are you going to put all that on your credit card? Uh-oh. You just changed your debt to income ratio which means you may no longer qualify for that home loan.

Don’t change jobs. The bank would prefer to see consistency in your employment. If you must change jobs, make sure you’re getting much better pay at the new one.

Do NOT become self-employed. Banks want to see a 2-year track record of your income when self-employed. If you must be your own boss, wait until after closing.

Don’t move your money around. That is, unless you like having to provide a complete paper trail of all of your transactions, including cancelled checks and deposit slips, to prove you will have the necessary funds to cover your down-payment and closing costs.

Don’t give earnest money directly to a For Sale By Owner. If you’re dealing with a For Sale By Owner you may not have the luxury of an agent to handle your earnest money deposit. Sadly, if you give this money directly to a home-seller, they may spend it before closing. If the transaction never occurs you may be in for a long fight to get your money back. Therefore it’s safer in a trust account. Seek the advice of a real estate attorney to handle your deposit.

Market Report for Lewiston

Julie Andrews (Realty USA) — Tue, 04 Mar 2008 11:32:09 -0600

Here’s the state of the market for Lewiston, NY 14092 according to MLS data as of March 5, 2008

There are currently 79 single family homes for sale:

71 in the town, 8 in the village

The lowest price is $81,900, highest price is $529,900, median price is $169,900

There are 15 sales currently pending on single family homes:

12 in the town, 3 in the village

The lowest sale price is $127,900, highest price is $280,000, median price is $200,000

There were 6 closed sales in the last 30 days:

4 in the town, 2 in the village

The lowest price was $35,000, highest price was $438,000, median was $138,000

At the current rate of absorption, it will be 15 months before all remaining homes in the town of Lewiston are sold. Conversely, in less than 6 months the supply of homes in the village of Lewiston will be sold.

Sell your house on YouTube!

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 21:06:43 -0600

This is not your run-of-the-mill, dubbed over Sunday morning real estate video. I think credit is due to Cindi Hagley, a Realtor from the San Francisco Bay area, for thinking out of the box on this one. Rumor has it she got a cash offer for this house within 48 hours of its video debut. Not bad. especially for the inundated California short sale/foreclosure market.

http://www.youtube.com/watch?v=VdTP--2Qxdw

Of course for those of us in Western New York the funniest part of the video just has to be the price. “But it is only $249,000.” Hey wait a minute, I can’t afford this house. Actually, it’s not that funny.

Sell your house on YouTube!

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 21:05:39 -0600

http://www.youtube.com/watch?v=VdTP--2Qxdw

Selling your home? Don’t get emotional!

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 10:19:28 -0600

When working with a buyer’s agent and exploring properties to purchase, your agent will typically refer to your impending purchase as a “home”. If you are in the process of selling your primary residence, you will notice that your agent will typically refer to it as a “house”. This is not a coincidence. Deciding on a new home can be an emotional decision. If you are trying to sell your “home”, you need to do everything you can to keep your emotions in check.

Try to think of your house as a marketable commodity, not vastly different than an automobile, valuable painting or any other “asset” you might wish to sell. By detaching your emotions from the sale, it is much easier to get prospective buyer’s to see it as their potential “home”.

If you cannot de-personalize the process, it can sometimes take much longer to sell your property.

Coldwell Banker Chubb Offers Free Handyman Service

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 10:16:39 -0600

When you market your home for sale with Coldwell Banker Chubb and Aubrey Leonard we will provide the services FREE.
We guarantee to repair at no charge:

1. Water Leaks - Leaky faucets, leaky sinks, or leaky shower heads? We will fix it it free! Any water damage from previous leak not included.
2. Leaking Sinks - Only the leak, we do not guarantee to repair damages resulting from the leak.
3. Leaking Shower Head - Only the leak, we do not supply new fixtures.
4. Wall Holes - We will repair holes in dry wall resulting from door knob intrusion. Painting not included.
5. Towel Bars - We will repair loose or removed towel bars where they attach to the wall.
6. Light Bulbs - We will change hard-to-reach light bulbs, interior and exterior. Light bulbs not included.
7. Electrical Wall Sockets - We will repair all interior wall sockets. Does not cover code violations or updating to G.F.C.I.
8. Interior Light Switches - We will repair all interior light switches. Does not cover code violations or updating to G.F.C.I.
9. Leaking Toilets - We will repair toilet leaks at the water connection points. We will repair “running toilets” if possible.
10. Door Adjustment - We will adjust doors/cabinets where possible, within the manufacturer’s allowed ability to do so. Excludes garage doors.
11. Kitchen Cabinetry/Bathroom Vanity - Hinge adjustments and tightening.
12. Kitchen and Bathroom Caulking - Tub, tile, countertop, etc.
13. Replace Doorbells - Wiring not included.

101 Tips and Quick Fixes for Home Sellers!

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 10:14:07 -0600

1 – Make sure the garage is clean and organized. Remove any oil or grease spots from garage floors. Fill any cracks in concrete with epoxy paste. Consider painting or sealing concrete floor.

2 – Update outdated or mismatched cabinet and drawer hardware. This is a cheap and easy fix that will pay dividends.

3 – Repair any cracked or broken windows.

4 – Place fresh cut flowers in strategic areas.

5 – If your immediate neighbors have unattractive or unkempt yards, consider asking them (in a nice way) to spruce up their properties by mowing the lawn and picking up any trash or debris. Offer to pitch in and help.

6 - Pack up personal photographs and family heirlooms. Buyers can’t see past personal artifacts, and you don’t want them to be distracted.

7 - De-Clutter! People collect an amazing quantity of junk. Consider this: if you haven’t used it in over a year, you probably don’t need it.

8 - Put essential items used daily in a small box that can be stored in a closet when not in use.

9 - Rearrange Bedroom Closets and Kitchen Cabinets. It’s human nature to snoop, and buyers will open closet and cabinet doors. Think of the message it sends if items fall out or these areas are cluttered and unkempt!

10 - Rent a Storage Unit. Almost every home shows better with less furniture. Remove pieces of furniture that block or hamper paths and walkways and put them in storage.

11 - Remove/Replace Favorite Items. If you want to take window coverings, built-in appliances or fixtures with you, replace them now.

12 - Replace cracked floor or counter tiles.

13 – Patch any holes in walls.

14 – Fix any leaky faucets or fixtures.

15 - Fix doors that don’t close properly and kitchen drawers that jam.

16 - Consider painting your walls neutral colors, especially if you have grown accustomed to “loud” colors.

17 - Replace burned-out light bulbs.

18 - If you’ve considered replacing a worn bedspread, do so now!

19 - Wash windows inside and out. Newspapers are good for removing streaks from windows.

20 - Rent a pressure washer and spray down sidewalks and the exterior of your home.

21 - Clean out cobwebs from corners, ceilings and other nooks and crannies.

22 - Re-caulk tubs, showers and sinks.

23 - Polish chrome faucets and mirrors.

24 - Clean out the refrigerator and throw away any unnecessary food items.

25 - Kill mold and mildew on the house, sidewalks, roof, or driveway.

26 - Stow away unnecessary garden implements and tools.

27 - Clean gutters and remove any leaves or other debris.

28 - Edge sidewalks and remove vegetation growing between concrete or bricks.

29 - Vacuum your home daily to keep it spic and span between showings.

30 – Wax your floors.

31 – Dust furniture, ceiling fan blades and light fixtures.

32 - Bleach dingy or stained grout.

33 - Replace worn rugs.

34 - Hang up fresh towels. Make sure bathroom linens are tasteful and color coordinated.

35 - Bathroom towels look great fastened with ribbon and bows.

36 - Clean and air out any musty smelling areas. Odors are a no-no.

37 - Go outside and open your front door. Stand there. Do you want to go inside? Does the house welcome you?

38 - Linger in the doorway of every single room and imagine how your house will look to a buyer.

39 - Examine carefully how furniture is arranged and move pieces around until it makes sense.

40 - Make sure window coverings hang level.

41 - Make sure window and door trim is in good condition. Fill, sand, paint or stain as necessary?

42 - Does it look like nobody lives in this house? You’re almost finished.

43 - Keep the sidewalks cleared.

44 – Mow the lawn.

45 - Paint faded window trim.

46 - Plant yellow flowers or group flower pots together. Yellow evokes a buying emotion. Marigolds are inexpensive.

47 – Trim hedges and/or bushes.

48 – Remove magnets from the refrigerator door.

49 – Pick up any trash or debris from the yard area.

50 – Weed any planting beds or garden areas, rake and dispose of fallen leaves.

51 – Thoroughly clean the oven inside and out.

52 – Trim tree limbs that are too near or touching the home’s roof.

53 – String low voltage lighting along your driveway, sidewalks and near important landscaping elements.

54 – Turn on as many lights as possible. While not “environmentally conscious”, it is more visually appealing to a buyer than a dimly lit room.

55 – Make sure light that’s visible through front doors and windows enhances the home’s appearance.

56 – Install a contemporary, attractive front door, or repaint an existing one.

57 – Repair any damaged window or door screens.

58 – Consider having damaged or poorly maintained hardwood floors professionally refinished.

59 – If your home has hardwood floors that are covered by area rugs, consider removing the rugs if the underlying flooring is in good condition.

60 – If your home has any loose or sagging wallpaper, consider removing it and painting the room.

61 – Back cookies, cakes or pies to create a “warm and homey” feel. This tends to bring up fond memories in prospective homebuyers.

62 – Clean the cat box or keep the poop scooped if you are a dog owner.

63 – Place scented candles to create a pleasant ambiance.

64 – Invite a neighbor over for a “trial walk-through” before your actual open house. Get their opinion on how it shows.

65 – Clean and open vertical blinds or window coverings to let some light in.

66 – Clean all light bulbs, light fixtures and chandeliers.

67 – If your home has dark wood paneling in any rooms, consider removing or priming and painting it a neutral color.

68 – If you have a working fireplace, and the season is appropriate, light a fire to create a relaxing atmosphere.

69 – If you have textured “popcorn” ceilings, consider removing it and repainting ceiling areas. It’s not expensive but it is time consuming.

70 – Make sure all the beds in the house are well made and bedding is laundered.

71 – De-clutter and organize the basement if you have one.

72 – Remove hair from sink and tub drains

73 – Remove any rust stains from basins.

74 – Repair non functional doorbell(s).

75 – Uses mirrors strategically to create a sense of spaciousness in smaller rooms.

76 – Remove any excess extension cords or exposed wires.

78 – Repair and re-paint your mailbox if necessary.

79 – Remove posters and adhesive from walls and doors.

80 – Make sure any fencing is in good condition and freshly painted if necessary.

81 – Remove or store any toys, bicycles, tools or unattractive patio furniture.

82 – Have a garage sale to rid your home of excess clutter.

83 – Clear tables and countertops of any non-essential items.

84 – Remove stains and/or spatters from kitchen appliances.

85 – Repair misaligned shutters and bent or damaged gutters.

86 – Make sure all electrical outlets have proper fixture covers in place.

87 – Stage a home office if you don’t have one, they’re not a trend, they are a necessity for many homebuyers these days.

88 – Make sure all windows open properly and are free of obstruction.

89 – Buy a new shower curtain and liner, it’s a cheap “spruce-up’ that won’t go unnoticed.

90 – Clear all cosmetics, hair care products or other personal grooming items from vanity.

91 – If you have a large bed in a small bedroom, consider removing it altogether to make the room appear as large as possible.

92 – During showings or open houses, make sure televisions and/or radios are turned off or volume kept at a reasonable level.

93 - If you have a pet, consider boarding it or having a friend or family member “babysit” during showings. Not everyone is a pet lover.

94 – Remove all books from bookcases.

95 – Neatly stack dishes in cupboards, turn coffee cup handles facing the same way.

96 – In closets, install closet organizers and/or hang shirts together, buttoned and facing the same direction.

97 – Empty all trash cans and recycling bins.

98 – Consider having draperies professionally dry cleaned if necessary.

99 – Have any plumbing or wiring problems professionally repaired.

100 – Repair any loose or missing roof shingles.

101 – If you have a garbage disposal, run a lemon through it for a fresh smell.

Is there a housing “bubble” in Western New York?

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 10:06:46 -0600

It seems all we hear about these days is how terrible the real estate market is. It’s all doom and gloom in the news with “foreclosure” prevailing as the new buzz word. While I cannot say I don’t feel for the people who are now being forced into desperate situations due to the subprime mortgage crisis, I will say I am happy for the people here at home. In Western New York this news barely applies to us. Our market is stable and predictable, and we like it that way. Low housing costs make this a great place to buy a home and mortgage rates are as low as they’ve been in twenty years.

According to Buffalo Niagara Association of Realtors December of 2007 was a hot month (for the market, but certainly not the weather). They reported 862 sales which was a 5 percent increase from 822 the previous year. Full-year sales were up 3 percent to 11,138 from 10,806 in 2006. Buffalo area homes actually experienced a 9.1% gain in median price over the last quarter. Wait a minute… more sales and higher prices? This is not what we hear about in the news.

The truth is, in order for your bubble to burst there has to be a bubble in the first place. I noticed they never filmed an episode of Flip this House or Flip that House in Western NY. We’re all about value here. 1,800 square feet of living space in a stately colonial home in move-in condition for how much you say? $100-$150,000 should do it depending on the neighborhood. If someone was reading this from across the country they would think it was a joke. Lucky for us, it’s not.

Every day I get a call or an email from somebody wanting to buy a foreclosure because they must be cheap and there must be a ton out there waiting to be picked. But we will not be a statistic on the news this time. For record snowfall they can pick on us all they’d like but they can’t say our market is crumbling. RealtyTrac Inc., of Irvine, Calif., said in its 2007 foreclosure report that our area ranked 82^nd in foreclosure rates out of top 100 markets across the country. Not too shabby, 81 major markets had bigger problems than us. Pardon me while I get cozy, I think I’ll stay for a while.

Waiting for Spring to Sell Your Home? Well, You’ve Got Company….

Julie Andrews (Realty USA) — Sun, 02 Mar 2008 09:42:32 -0600

Ah, the legendary Spring real estate market is almost upon us. Everyone who’s anyone waits until Spring in Western New York to buy and sell their house right? It’s too cold in February and the grass is brown – yuck! But if you are waiting for better weather and tulips to market your house you are also inviting more competition into the marketplace with you. Think about it for a minute. If you know you are ready to sell, why not get a head start before supply goes up? There are certain markets and price ranges in WNY right this very minute where supply is down and demand is up. Believe me, I am not making this up. I keep telling my buyers, “wait for Spring”.

I have clients searching for a home in Lewiston right now. They are frustrated because they feel as though they have seen everything within their budget (a pretty high one at that) and they can’t find anything to meet their needs. They are not being fussy, there really isn’t much available. If a house popped up in the next few weeks that they liked it would have a much greater chance of selling to them. But since there isn’t anything there for them right now they are reluctantly turning to other markets.

Of course more buyers traditionally come out of the woodwork in the nice, warm Spring air too. But now is the time to grab ahold of the serious shoppers. Anyone out there every weekend in the frigid temperatures is serious about buying. They need a house and they are typically not just browsing. Don’t forget, it takes a while to close the on the sale. Most home buyers with school age children want to get this entire process finished before school starts. Waiting until May to list means that even if your house takes only 2 months to sell, it’s not likely that the transition will be complete before the Summer’s end.

If you are ready to sell, now is the time. If you are worried that your house won’t show as well in the winter, see if you have any pictures of your house in the summertime. Display some nice garden shots in frames on the kitchen table or have your realtor make up a brochure detailing how nicely your yard is landscaped in the summer months. You can still show off what can’t be seen!

If your home is on the market right now and hasn’t had much activity now is the time to re-evaluate, before a new batch of fresh competition joins you. There are 3 reasons why a house doesn’t sell. Price, marketing, and… price. How has your home been marketed? Do you have a strong internet presence? Almost 90% of new home buyers are browsing online, either with or without a Realtor. Pictures, pictures, pictures! Your home needs at least eight photographs on the internet, period. And if it only has one photo of the exterior everyone is wondering the same thing, “what’s wrong with the inside?”. I tell my buyers who are looking for bargains to shop around for houses that only have one photo on the internet of the outside of the house. Why? Because a lot of people make negative assumptions about these homes and pass right by. The lack of interest can often mean a price reduction for the buyers. Is your home a discount property? If not, get those pictures taken. If your house is overpriced and you are serious about selling, talk to your agent about the status of the current market. It may be time to give a little.

In summary:

If you’re waiting for Spring to sell, don’t.

If you’re buying a house and having no luck, go back and look at all those houses you skipped because they had no pictures. Or else, wait for Spring.