Kimberly Olson's Blog

Georgetown Village Home Tour this Weekend - 5/10-5/11 1pm-7pm

Kimberly Olson (The Luedecke Group ) — Tue, 06 May 2008 11:53:28 -0700

Looking for a home in a great neighborhood? Check out Georgetown Village. This weekend, 4 builders are putting on a Home Tour where 7 model homes will be on display.

The featured builders are:

Green Builders, from the $190s
Perry Homes, from the $240s
Origin Homes, from the $240s
Bowen Family Homes, from the $180s

There are also 5 resale homes available with prices ranging from $175,000-$240,000 (these homes will not be open - but I'd be happy to show them to you by appointment).

A home is one of the best long-term investments you can make, and with interests rates so low, now is a great time to buy! (100% financing is still available for homes priced under $288K for those who qualify)

As a Village resident myself, I'd be happy to give you a personal tour of the neighborhood and the homes available here. I just can't say enough positive things about this fantastic community!

BEWARE of "Homestead" Scam!!

Kimberly Olson (The Luedecke Group ) — Tue, 29 Apr 2008 18:34:25 -0700

I write this post because I just received in the mail a "Designation of Homestead Request Form".

PLEASE BEWARE - THIS IS A SCAM!!

Although the letter may look very official even citing Texas laws on the back side, this is not a government agency of any kind.

You can file for a homestead exemption FREE by going to http://www.wcad.org/appraisal/publicaccess/Forms/Homestead%20Exemption%20Application.pdf

If you have bought your home in the last year or so, you will probably be receiving one of these letters. It may even show the date you bought your home. That is public information that can be accessed by anyone.

Even though the letter states that the Texas Property Code is different from the Texas Tax Code, you do not need to file this form.

This scam is so prevalent that Williamson County released the following statement online back in 2005:

Homestead Exemption Forms Available for Free

Don't Pay for Filing Service

"Homestead exemption forms that allow a home owner to claim a tax exemption on a single, primary residence are available for free from the Williamson County Appraisal District, 510 W. 9^th Street in Georgetown, on their Web site at http://www.wcad.org/ or at the Williamson County Tax Assessor's offices in Georgetown, Taylor, Round Rock or Cedar Park.

"Private companies are sending out mailings offering to file a designation of homestead form for a fee or to obtain a refund for the late filing of an exemption for property owners," states Williamson County Tax Assessor/Collector Deborah Hunt. "We want people to know that it is not necessary for homeowners to pay anyone to file for a homestead exemption or to obtain a refund for the late filing of a homestead or senior citizen exemption. Please don't pay for this service when you can easily do it yourself for free."

Please protect yourself and DO NOT send any money to these scammers.

Georgetown, TX Home Sales Statistics - 4/21/08

Kimberly Olson (The Luedecke Group ) — Tue, 22 Apr 2008 18:37:56 -0700

Once again the folks over at the Williamson County Assoc. of Realtors have provided us with a great visual of how the Williamson County housing market is doing. Home sales will definately be lower this year than they've been over the last 3 years but likely higher than they were back in 2004. The seller's market has changed to a buyer's market. (see below)

What does this mean to you? Well, it depends if you're buying or selling residential real estate.

If your buying - you'll have more choices and more time to make a decision. You will also have more negotiating power because if a seller won't lower their price to one you're happy with, you can find another who may be able to. But remember, if you really love a home, and you're planning to live in it for at least 3-5 years, don't let a great home pass you by because it costs more than another.

For sellers - you'll have to be more competitive. Because buyers have more negotiating power than in the past, you'll have to step up what you are offering to them. Maybe its paying for their closing costs, or offering a decorating allowance, but the best offer is one of a lower price. You don't have to give your home away, but you do need to be realistic in your home's price and your bottom line. If a buyer really wants to buy your home, they should be happy to pay market value.

Texas is new #1 for Fortune 500 companies

Kimberly Olson (The Luedecke Group ) — Tue, 22 Apr 2008 18:06:45 -0700

I'm always happy when I see Texas make the top of national lists. Well, here we are again...

Texas has passed NY on the # of Fortune 500 companies

Fortune 500 magazine has posted its list of the Fortune 500. And there's more good news for Texas: We're #1 when it comes to being the "home base" for corporate headquarters. With a total of 58, we've surpassed New York by 3 (they were formerly #1) and California by 6.

Low taxes, affordable land and a large labor force are the main factors cited for corporations moving to our beautiful state.

(see full article)

Wondering where they are?

Texas cities that are home to Fortune 500 corporations:

Austin/Round Rock, 2
Dallas, 12
El Paso, 1
Fort Worth, 4
Grapevine, 1
Houston, 25
Irving, 4
Pittsburg, 1
Plano, 2
San Antonio, 5

Job creation and economic growth are positive indicators in the residential and commercial real estate markets. Good news for Texas homeowners!

Georgetown, TX Home Sales History

Kimberly Olson (The Luedecke Group ) — Tue, 01 Apr 2008 16:18:17 -0700

The Williamson County Association of Realtors recently compiled the last 8 years of residential sales statistics for Georgetown. Despite a small blip in 2002, Georgetown home sales have been climbing steadily. In 2005 there was a substantial jump in home sales, which, unfortunately, I don't think will continue at the rate it has been. Although I predict home sales to slow in 2008, I do think that the residential market will remain strong.

Thanks to good national press (see blog posting below) and all the great things Georgetown has to offer (including its proximity to Austin), I believe Georgetown will continue to see steady growth in home prices. Just be ready for your home to stay on the market a little longer than it would have 9 months ago.

Overall, I'm confident that Georgetown will weather the national housing woes and come out on top. And this is a great time to be a buyer! There are plenty of choices when it comes to available housing in this area for all price ranges and tastes.

Georgetown ranks #2 in CNN's "100 Best Places to Live and Launch"

Kimberly Olson (The Luedecke Group ) — Mon, 31 Mar 2008 21:31:14 -0700

Once again, Georgetown has made the headlines!

This time we're #2 on Money.CNN.com's list of "100 Best Places to Live and Launch". What does that mean? It means we're a great place, not only to live, but to start a business.

It touts a business-friendly tax structure, entrepreneurial camaraderie, low utility prices, and scenic spaces as reasons that Georgetown tops the list.

For its cons, it advertises higher housing costs. Here's my take on it:

Although there are areas in Georgetown that have high-priced homes, there are still plenty of available and affordable homes (under $150k). According to the Williamson County Assoc. of Realtors, in 2007, The average home price in Georgetown East was $136,200 and $218,000 in Georgetown West. With those statistics, and knowing the local housing market, I think this article overstates that Georgetown's current housing cost is high. But if that's the worst they can come up with, I think that's pretty great.

Way to go Georgetown!

For the full CNN article, click here.

Using GPS and online mapping sites to navigate Williamson County.

Kimberly Olson (The Luedecke Group ) — Wed, 12 Mar 2008 19:07:29 -0700

If you already live in Williamson County, then you know that there are many new roads in the county, and many more are on the way.

But if you don't live here yet, or haven't lived here very long, finding your way around may be more challenging than it was just a few years ago.

With many people now counting on GPS or maps from sites like Mapquest or Google, I just want to throw out a little word of caution. Don't rely on them too much!

Because of the rapid growth in this area, not all of these programs are up-to-date. Although they do show all of the older roads and highways, they don't show all of the newer roads that criss-cross the area (DB Wood for example hasn't been updated on either of the aforementioned mapping sites).

To help you get around I recommend printing off a map from the city (or swinging by their office for a nice, large, colored map). You can also go to http://www.georgetown.org/departments/ds/maps/ to find all the maps Georgetown has to offer.

Good luck & drive safely!

**Realtors & other real estate professionals: Maps of the Georgetown/Williamson County area are great for new home buyers!

The Summit at Rivery Park

Kimberly Olson (The Luedecke Group ) — Wed, 12 Mar 2008 18:35:55 -0700

According to the City of Georgetown (Jan '08), The Summit at Rivery Park is in the zoning stage. Ground breaking and construction may begin as early as this summer.

The Summit development plans contain an eight- to ten-story hotel (320-420 rooms), conference center (accommodating 1500-2500 people), a six-story office tower, 2 upscale restaurants, four office condominiums, and parking garages.

The development is designed to keep the buildings' footprints as small and unobtrusive as possible. Building up, instead of out, will help to minimize the impact on the beautiful area along the North Fork and will keep urban "sprawl" at a minimum as well. Current zoning limits only allow a 45-foot vertical height, but an application to address this situation should be coming from the developers soon, if it hasn't already been been filed.

Renderings of the project were unveiled to the city in June by the LedgeStone Group.

Citigroup data center in Georgetown

Kimberly Olson (The Luedecke Group ) — Wed, 12 Mar 2008 14:20:12 -0700

I received a comment over the weekend from JK referring to Citigroup's new Georgetown data center.

Here's the scoop:

Citigroup bought a 55-acre site on SE Inner Loop in Georgetown in back in January of 2007. It has already completed construction on the new building and is up and running. The financial services expected to hire about 50 people (for current positions available go to: https://www.citigroupcib.com/careers) with an average salary of approximately $70k/year.

As for how it could affect home sales, it depends on a few things, such as:

--Will employees move here from out-of-town/state?
-If so, we could see an increase in area home sales.

--Do local employees already own their home?
-These folks may sell their current homes to move closer to work or possibly buy a larger home if their income is increased. Or they could choose to stay in their current homes; in this case the new employment wouldn't affect the real estate market directly.

--What about employees who currently rent?
-With a new, stable job, some folks can't wait to invest in their own home. Again, this could cause an increase in home sales.

But no matter what the new jobs mean for the local real estate market, they will definately have a positive effect in Georgetown's economy. We'll have to wait and see how big it will be.

Georgetown Village Home Sale History '06, '07, '08

Kimberly Olson (The Luedecke Group ) — Wed, 13 Feb 2008 16:20:43 -0800

The neighborhood slogan of "Bringing Back the Neighborhood" truly fits this area. Friendly neighbors, abundant parks and greenspace, and lots of sidewalks makes Georgetown Village a great place to live.

The real estate market in Georgetown Village is still going strong. New homes being built in the community have contributed to the increase in the number of home sales and have also helped to increase the average sales price. The following table shows the last 2 years of home sale statistics, and if 2008 follows this pattern, the neighborhood should be in good shape in regards to resale values.

*As of 2/13/08. Compiled from information obtained from the Austin Board of Realtors. Deemed reliable but not guaranteed.

Georgetown Events Feb & early March, 2008

Kimberly Olson (The Luedecke Group ) — Wed, 13 Feb 2008 15:59:28 -0800

Here's a list of Georgetown Events for the remainder of February and Early March. Hope to see you there!

Georgetown Symphony Society - March 2 - 512.864.9591

Georgetown Home and Garden Show - March 3 - 800.436.8696

4th Annual "Antiques on the Gabriel" - March 3 & 4 - 512.461.2941

"1st Tuesday Benefits" @ Fish City Grill - March 4 - 512.864.7400

First Friday on the Downtown GeorgetownSquare - March 7

Georgetown Library February Schedule for Children:

Feb. 19 & 26: Table games for all ages

Feb. 20, 21, 27, 28, 29: Storytime

Feb. 22 & 29: Chess club

Feb. 25: Baby & Me Storytime

Feb. 26: Sign language classes (open to all ages)

Georgetown Library February Schedule for Young Adults:

Feb. 22: Are you game?

Georgetown Library February Schedule for Adults:

Feb. 20: Intro to Computers Class

Feb. 26: Internet Safety for Parents

Feb. 27: Intro to Computers

Feb. 29: Intro to Excel Class

Advanced registration may be required. Call The Georgetown Public Library at 512-930-3551 or visit http://library.georgetown.org for more information.

Number of Homes Sold in Williamson County, TX '04-'07 and '08 Projected Home Sales

Kimberly Olson (The Luedecke Group ) — Wed, 06 Feb 2008 10:42:23 -0800

The increase in number of homes sold since 2004. The number of homes sold over the last four years supports statistics from The US Census Bureau, which ranked Williamson County the 16^th fastest growing county in the nation. With continued growth, I expect the home market in this area to remain strong and stable. If you'd like more detailed statistics on Williamson County home sales, visit http://www.texasland.net/CommunityInfo/CommunityInfo.htm

Number of Existing Home Sales in Top 7 Williamson County, TX Cities

Kimberly Olson (The Luedecke Group ) — Wed, 06 Feb 2008 10:37:04 -0800

The following "top 7" cities in Williamson County, TX were chosen on the basis of # of homes sold. Those cities that did not have a minimum of 100 home sales are excluded.

I think the consistency at which each city is growing is interesting and wonder if the subprime mortgage crisis is the reason that the 2007 statistics seem to fall short of the growth pattern that had been set over the previous three years.

Reasons to use a Realtor when Buying a home

Kimberly Olson (The Luedecke Group ) — Mon, 04 Feb 2008 13:18:54 -0800

16 REASONS TO WORK WITH A REALTOR® WHEN BUYING A HOME

A seller more than likely has a Realtor representing their interests; here are 16 reasons you should too!

1. Realtors® are members of the National Association of Realtors and must adhere to a strict Code of Ethics. Not all real estate agents or real estate salespersons are Realtors.

2. As a buyer, it usually costs nothing to be represented by a Realtor. In most cases this is because the seller's agent shares a portion of their commission with the buyer's agent.

3. Real estate has its own language. If you don't know a CMA from a MUD, you can understand why it's important to work with someone who speaks that language.

4. A Realtor can help you determine how much home you can afford. He or she can also refer you to lenders that are best qualified to help you.

5. A Realtor, in addition to knowing the local money market, also can tell you what personal and financial data to bring with you when you apply for a loan.

6. A Realtor is already familiar with current real estate values, taxes, utility costs, municipal services and facilities, and may be aware of local zoning changes that could affect your decision to buy.

7. A Realtor can usually research your housing needs in advance through a Multiple Listing Service-even if you are relocating from another city.

8. Sometimes the property you are seeking is available but not actively advertised in the market, and it will take some investigation by your agent to find all available properties.

9. A Realtor can save you time and hassle by showing you only those homes that are best suited to your needs-size, style, features, location, accessibility to schools, transportation, shopping and other personal preferences.

10. There are two things you'll probably want to know before you buy a home. First, will the property provide the environment I want for a home or investment? Second, will the property have resale value when I am ready to
sell? A Realtor can help you answer these questions.

11. A Realtor often can suggest simple, imaginative changes that make a home more suitable for you and improve its utility and value.

12. Realtors provide objectivity. Since a home often symbolizes family, rest, and security, not just four walls and roof, home selling or buying is often a very emotional undertaking. For most people, a home is the biggest purchase they'll every make. Having a concerned, but objective, third party helps you keep focused on both the business and emotional issues most important to you.

13. Your Realtor can help you negotiate. There are myriad negotiating factors, including but not limited to price, financing, terms, date of possession and often the inclusion or exclusion of repairs and furnishings or equipment. The purchase agreement should provide a period of time for you to complete appropriate inspections and investigations of the property before you are bound to complete the purchase. Your agent can advise you as to which investigations and inspections are recommended or required.

14. Your Realtor provides due diligence during the evaluation of the property. Depending on the area and property, this could include inspections for termites, dry rot, asbestos, faulty structure, roof condition, septic tank and well tests, just to name a few. Your Realtor can assist you in finding qualified responsible professionals to do most of these investigations and provide you with written reports.

15. A real estate transaction is complicated. In most cases, buying a home requires disclosure forms, inspection reports, mortgage documents, title documents, insurance policies, deeds, and multi-page governmentmandated
settlement statements. Having a knowledgeable professional to guide you through this complex process can help you avoid delays or costly mistakes.

16. Realtors have done it before. Most people buy and sell only a few homes in a lifetime, usually with quite a few years in-between each purchase. And even if you've done it before, laws and regulations change. That's why having an expert on your side is critical.

Source: The National Association of Realtors

Reasons to use a Realtor when selling a home

Kimberly Olson (The Luedecke Group ) — Mon, 04 Feb 2008 13:14:21 -0800

18 REASONS TO WORK WITH A REALTOR® WHEN SELLING A HOME

A buyer more than likely has a Realtor representing their interests; here are 18 reasons you should too!

1. Realtors® are members of the National Association of Realtors and must adhere to a strict Code of Ethics. Not all real estate agents or real estate salespersons are Realtors.

2. Your Realtor can walk you through the process of selling your home from beginning to end.

3. Real estate has its own language. If you don't know a CMA from a MUD, you can understand why it's important to work with someone who speaks that language.

4. Realtors also have the advantage of comparative market data content. Your Realtor can provide you comparable information about the prices for which other properties have sold and analyzing data for you to gain a true comparison.

5. When selling your home, your Realtor can give you up-to-date information on what is happening in the marketplace and the price, financing, terms and condition of competing properties. These are key factors in getting your property sold at the best price, quickly and with minimum hassle.

6. Your Realtor will know when, where, and how to advertise your property. In addition to using signs, the internet and open houses to market properties to the public, Realtors have access to a powerful network of agents throughout Central Texas who will be exposed to your property. Your Realtor acts as the marketing coordinator, disbursing information about your property to other real estate agents through a Multiple Listing Service or other cooperative marketing networks, open houses for agents, etc. In many markets across the
country, over 50% of real estate sales are cooperative sales; that is, a real estate agent other than yours brings in the buyer. The Realtor Code of Ethics requires Realtor to utilize these cooperative relationships when they
benefit their clients.

7. There is a misconception that advertising sells real estate. The National Association Of Realtors studies show that 82% of real estate sales are the result of agent contacts through previous clients, referrals, friends, family
and personal contacts.

8. Often, your Realtor can recommend repairs or cosmetic work that will significantly enhance the salability of your property.

9. Your Realtor can "qualify" potential buyers to make sure they would be financially able to buy your property.

10. Your Realtor will field all the phone calls regarding your property.

11. Your Realtor will coordinate the showing your property.

12. Your Realtor will help you objectively evaluate every buyer's proposal without compromising your marketing position. Your Realtor will also help you write a legally binding, win-win agreement that will be more likely to make it through the process.

13. Your Realtor will help you negotiate the sales contract to get you a price you are happy with.

14. Your Realtor will alert you to potential risks.

15. Your Realtor can provide you with an estimate of the closing costs you will incur.

16. Your Realtor will help you prepare for a smooth closing of the transaction

17. Your Realtor will help close the sale of your home. Between the initial sales agreement and closing (or settlement), questions may arise. For example, unexpected repairs are required to obtain financing or a cloud in the title is discovered. The required paperwork alone is overwhelming for most sellers. Your Realtor is the best person to objectively help you resolve these issues and move the transaction to closing.

18. A real estate transaction is complicated. Realtors have done it before. Most people buy and sell only a few homes in a lifetime, usually with quite a few years in-between each purchase. And even if you've done it before, laws and regulations change. That's why having an expert on your side is critical.

Source: National Association of Realtors

Georgetown, TX sales statistics

Kimberly Olson (The Luedecke Group ) — Mon, 04 Feb 2008 12:31:27 -0800

Home prices in Georgtown are still rising, despite negative news surrounding the national housing market.

Georgetown West (West of I-35)

Time Frame # homes sold Avg. sale price Average Days on Market

January 2008 53 $251,030 69

January 2007 54 $238,792 63

Georgetown East (East of I-35)

Time Frame # homes sold Avg. sale price Average Days on Market

January 2008 15 $167,687 62

January 2007 34 $138,574 70

Statistical Information Provided by Austin Board of Realtors, deemed reliable but not guaranteed.

Selling Your Home by Yourself - Before You Decide to FSBO

Kimberly Olson (The Luedecke Group ) — Mon, 04 Feb 2008 12:07:07 -0800

BEFORE YOU DECIDE TO OFFER YOUR HOME "FOR SALE BY OWNER"

"You can get rid of the broker, but you cannot get rid of the broker's work" is an old caution for those who intend to offer their homes "For Sale By Owner" (FSBO).

Selling on your own is not an easy undertaking. It requires a significant amount of time to study the process, understand your obligations, and do some of the complicated work that a Realtor does. In addition, selling on your own requires extra help from outside professionals, such as a Realtor, accountants or attorneys for some of the jobs that require specific expertise. And remember: just because you are not a real estate expert does not mean that you will not be held legally accountable for omissions, misstatements, or disclosure issues regarding the sale of your property.

Before you decide to list your home on the market as a FSBO, consider the following:

You'll be drastically limiting your exposure to potential buyers, which means it can take between 10 and 15 times longer to sell your home. Houses that take a long time to sell usually sell for less.
Most buyers find negotiating with sellers extremely awkward, and therefore avoid FSBO situations.
Most buyers use a Realtor in their home search, and most buyers' agents won't typically work with FSBOs unless they are compensated. This means you will have to offer a selling commission to attract buyer's agents, which will cut into your expected "savings."
Lack of negotiating experience can result in a lower selling price, or worse, end with a bungled contract and possible lawsuits.
If you plan to use a lawyer to help you negotiate, their fees could be considerably higher than a Realtor's commission
You only pay a commission to your Realtor if they successfully sell your home at a price you are happy with.

The following are some major pitfalls to avoid:

As a personal safety measure, only show your house to those individuals with whom you've made a prior appointment that's been confirmed by phone.
Don't price the house so low that it sells too quickly - pay for a market value appraisal by an experienced appraiser.
Hold out for a buyer with written pre-qualification from a lending institution.
Find out your legal obligations.

Real estate transactions involve one of the biggest financial investments most people experience in their lifetime. Transactions today usually exceed $100,000. If you had a $100,000 income tax problem, would you attempt to deal with it without the help of a CPA? If you had a $100,000 legal question, would you deal with it without the help of an attorney? Considering the small upside cost and the large downside risk, it would be foolish to consider a deal in real estate without the professional assistance of a Realtor.

Source: National Association of Realtors

Guide to Staging

Kimberly Olson (The Luedecke Group ) — Mon, 04 Feb 2008 12:01:02 -0800

Let's face it, most homeowners believe the moment their home hits the market it will sell immediately. Since they love their house, others must too, right?

Wrong!

This article will help you stage your home in a manner that appeals to as many potential buyers as possible, ultimately, making your home sell as fast and for as much money as possible.

The information provided herein is not meant to make you feel more at home; it is intended to do just the opposite. At this stage, it is the buyers who need to feel at home in your house-to feel as if they could make your house their home.

If you are committed and motivated to sell your home quickly, you must make potential buyers see the benefits of buying your home over someone else's-what makes your home better than other homes on the street? The neighborhood? The city?

We understand that keeping your home in pristine condition during the selling process can be an inconvenience. Remember-the sooner your home sells, the sooner you can return to your normal lifestyle. So put your best foot forward and show that your home really is the superior choice.

1. Curb Appeal: Getting started on the right foot.

Most buyers see the care of the outside of the home as a reflection of how the home was cared for on the inside. If the outside appearance is neglected (the grass needs to be mowed, the shutters painted, the gutters cleaned, etc.) they may pass on your house before ever stepping foot inside of it. This is because of a perception about the home's maintenance-if the outside has been neglected, then the inside has probably been neglected too. Make sure that buyers don't pass on your home due to lack of curb appeal.

Curb appeal is also a great way to stand apart from other homes and gain a coveted place on a buyer's "short list." Walking into your home first, instead of another's, could make the difference between getting your house sold quickly and having it sit on the market.

The good news: There are many easy and inexpensive solutions to increase your home's curb appeal!

Curb Appeal Checklist:

-- Mow and edge the grass
-- Remove weeds from flowerbeds, walkways, etc
-- Prune/remove overgrown shrubs and trees
-- Clean gutters, rake leaves, remove any debris
-- Remove toys, bikes, and any other items from the yard
-- Roll up the hose
-- Pressure wash the exterior (hose attachments are available at home improvement stores)
-- Buy a new doormat
-- Put the RV, boat, etc. in storage
-- Give the shutters, door, trim, garage door a new coat of paint
-- Replace or paint worn light fixtures
-- Replace or paint worn house numbers
-- Replace or paint worn mailboxes
-- Repair any broken fencing, stain/paint the fence
-- Plant a few flowers (either in pots or in the ground) to add color and draw attention to your home

When a buyer drives past your house, they should be able to see it clearly. Make them want to stop the car and peer in the windows!!

First impressions are crucial. A bad first impression can ruin a sale!

2. Inside the Home: Now that you've caught their interest...

Now that a buyer wants to see the inside of your home (nice work on that curb appeal!), it is time to show them why your home is the best on the block. This is where the "WOW factor" really counts.

For most sellers this is usually the most challenging part, as it can be difficult to see your home through a stranger's eyes. We know you love your house, and everything in it. Just remember that you are selling your home, not the things in it. And as much as you may love the rooster collection in the kitchen, or the curios on the bookshelf, they'll probably have to be put away before a buyer enters the home.

How to WOW:

Make the home seem larger than it really is.
Impress buyers by making the inside of the home look larger than the outside. In general, similar colors make a room look larger and contrasting colors make it look smaller. Dark walls can make a room seem to "close in" on you. To make any room look bigger, lighten dark wall colors with a neutral coat of paint, and furnish/accessorize it with similar shades. Also, an organized space looks larger than an unorganized space. Stage your home so that each area has a purpose and items within those spaces are orderly. Having a desk in the kitchen may be great for you, but replacing it with a breakfast table will look better to buyers. A well planned and organized home will help put buyers at ease.

Make the home appear move-in ready
Not everyone can see past minor imperfections to see the home's potential and they will usually overestimate the cost of repairs. When a buyer walks into the home, they should imagine themselves living in it, not fixing it up. Maintaining an advantage over other homes on the market can be as simple as getting the carpets cleaned, the walls painted, repairing a running faucet or toilet, or replacing a broken drawer-pull on a cabinet. Investing a little time and little money will go far at this stage.

Accentuate the home's assets
Let your house speak for itself. Depersonalize each room-removing photos and other personal items. This allows a buyer to picture him/herself in the home. Clutter can also distract a buyer from seeing the home's assets. A fireplace is great, but if it gets lost underneath personal mementos it will lose its impact. Remove your personal belongings; rent a storage unit, portable pod, or borrow space in a friend's garage for your packed belongings (your garage needs to be free of all non-necessities). A buyer should be presented with the home's exceptional qualities; they shouldn't have to go looking for them.

You only have one chance to make an impression. Make sure it's a great one!

General checklist:

-- Stick to neutral tones in all improvements. The goal is to make your home as appealing to as wide an audience as possible.
-- Clear the clutter, remove personal photos and objects. Pack up anything that you can live without until after you move.
-- Create spaces with a purpose.
-- Paint walls a neutral color.
-- Clean carpets.
-- Wash windows and open all window coverings to allow natural light to enter.
-- Light a candle or bake something to make the home smell inviting.
-- Fresh flowers and live plants add life to a room. (Faux flora does not.)

The entryway

Keep the entryway clear and free of shoes, coats, mail, and other clutter. Adding an entry table with a vase of fresh flowers is always a welcoming sight for visitors.

-- Make sure the door opens smoothly and quietly.
-- Clear the clutter.

The living room

Again, pack/put away as much "stuff" as you can, i.e. collections, toys, electronics, and knick-knacks. This can include furniture too, especially if it impedes traffic flow. Create a focal point (and please don't make it the TV). Fireplaces, picture windows, or large pieces of furniture, like an armoire, all make great focal points. Again, fresh flowers make a great impression.

-- Clear the clutter.
-- Remove excess furniture.
-- Create an interesting focal point.

The kitchen

They say that kitchens sell homes. Use this knowledge to your advantage. Make it look like you have large preparation and cooking areas. Pack/put away as many things on the counters as possible; one countertop appliance (coffee maker, toaster, etc) per counter is plenty. If you have tile countertops, an inexpensive way to make them look new is to replace the grout. If you have laminate, make sure it is stain free. Replacing the countertops may be in your best interest (ask your real estate agent). You may also want to consider painting the cabinets if they are too dark or outdated (again, ask your agent). If you have any money to spend on renovations, this is the place to invest it.

-- Clear the clutter.
-- Remove items from countertops.
-- Remove all items from the outside surface of fridge (magnets, drawings, postcards, etc.)
-- Replace old cabinet pulls.
-- Clear clogged or slow-running drains.
-- Repair any leaking plumbing.
-- Paint dark or outdated cabinets.
-- Clean, repair, or replace counter tops.
-- Clean, clean, clean (Mr. Clean's Magic Eraser® works great in the kitchen!)

The master bedroom

Make this room look like a relaxing hotel suite. Paint/replace/remove mismatched bedroom furniture. Make the bed, buying or borrowing new bedding-neutral, soothing tones work best. Organize your closet-yes, buyers will look there too. If closet space is at a premium in this room, pack some of the contents to make it appear larger.

-- Clear the clutter.
-- Paint/replace/remove mismatched furnishings.
-- Make the bed, replacing the bedding, if necessary.
-- Organize closets and drawers.
-- Pack up the TV, stereo and other electronics in this room.
-- Remove any other items that do not belong in a bedroom.

Additional bedrooms

All other bedrooms should appear well organized and clutter free (see above). A guest room should appear as such. Pack up and remove items that do not belong. If you have children, make their rooms appeal to buyers who may not. Paint any walls that have bold colors or have marks that cannot be removed. Again, the goal here is to make the home "move in" ready for anyone.

-- Clear the clutter.
-- Paint/replace/remove mismatched furnishings.
-- Make the bed, replacing the bedding if necessary.
-- Organize closets and drawers.
-- Pack up the TV, stereo and other electronics.
-- Remove any items that do not belong in a bedroom.

The office

Clean off the desk! Make the office look like a place someone could actually get work done. File papers, shred unneeded documents, pack books and other items that you can live without until you move into your new home.

-- Clear the clutter.
-- Clean off the desk or working space.
-- File, shred, throw out files.
-- Remove items that are temporarily unnecessary and/or that don't belong in an office.

The dining room

The goal here is to help the buyer imagine having family dinners and dinner parties in this space. Set the table as if you were having special company. If your table has seen better days, buy a tablecloth, sticking to a solid and neutral color. Cloth napkins also give an air of sophistication to a place setting. Remove any excess furniture (hutches, sideboards, china cabinets, etc) from the room, especially if it impedes traffic.

-- Clear the clutter.
-- Set the table.
-- Remove excess furniture.

The bathrooms

Make this room sparkle! Organize vanity cabinets. Show that there is plenty of room to store bathroom necessities.

-- Remove excess items from bathtub, shower and sink areas.
-- Organize vanity cabinets.
-- Clear clogged or slow-running drains.
-- Repair any leaking or running plumbing.
-- Repair/replace discolored or missing grout and caulking.
-- Clean all surfaces and empty trash.

Closets, storage spaces, and garages

Start packing! There is nothing worse for a buyer (or a seller) than not being able to see how much storage a home has. Make sure these spaces are not overflowing with things that can be packed up or given way. This is a great time to go through things you may no longer want or need. Charitable organizations will appreciate your donations, and you'll avoid the effort of packing lots of extra boxes. Whatever does remain in these spaces, keep it organized.

-- Donate items no longer needed.
-- Pack and remove items that will not be used until after your move.
-- Organize remaining items to maximize space.
-- Give the garage a "once-over", removing cobwebs and sweeping floors.

Pets

Remember, just because you love your animals, doesn't mean a buyer will. Do not leave your pet wandering the house while the home is being shown. Put away any pet paraphernalia (toys, bowls, etc). Also, make sure any pet hair or odor has been removed from the home. A buyer may be allergic or pet-averse and this could make them go running for the door.

-- Place your pet in a carrier, in a side yard or take it with you during a buyer's walk-through.
-- Put away feeding bowls, toys, beds, etc.
-- Remove pet hair and odors from the home.

3. The backyard

Like the front and inside of the home, buyers want to see this area has been well maintained. A buyer shouldn't be making a "things to do" list when they walk outside. A well cared for yard can give you an advantage over other homes on the market.

-- Mow and edge the grass.
-- Remove weeds from flowerbeds, walkways, etc.
-- Prune/remove overgrown shrubs and trees.
-- Clean gutters, rake leaves, remove any debris.
-- Remove toys, bikes, and any other items from the yard.
-- Roll up the hose.
-- Pressure wash the exterior (hose attachments are available at home improvement stores).
-- Give the shutters, door, trim, garage door a new coat of paint.
-- Replace or paint worn light fixtures.
-- Repair any broken fencing, stain/paint the fence.

4. The big day

Finally, whenever the home is being shown, make it a point to not be present. Being at home while it is being shown makes buyers uncomfortable, which is exactly what we have been trying to prevent! Don't take it personally - it is in your best interest. An uncomfortable buyer will rush through the house, neglect to ask questions, avoid raising concerns, and even withhold positive feedback. To make a long story short, uncomfortable buyers rarely make offers. So go for a walk, see a movie, or go to visit friends-be anywhere but home when buyers are walking through it.