Sonja's Blog

6 Reasons why your house won't sell.

Sonja Adams (Samson Realty, LLC) — Thu, 20 Aug 2009 12:25:09 -0500

Via Alan May, Coldwell Banker Evanston Realtor, North Shore Realtor (Evanston Real Estate, Evanston, IL):

1. Your photos are unimpressive. The vast majority of home buyers start their search for a home on the Internet, your house had better look great in print. Not just nice... downright fabulous. Today we are considering internet views as a 'virtual showing'... if your house gets past that, then they might (just might) make an appointment to see it in person... We consider that your SECOND showing. Today's buyers are expecting good quality photos (and lots of them... just 1 shot from the street won't cut it!), a virtual tour, maybe even a floor plan, if applicable.

2. It's overpriced. You've got to view your own property as objectively as possible. Look at the home like a "buyer"... if necessary, go out with your Realtor and view other homes that are priced comparably to yours. Be 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 on the market?

If no, then you either have to "update" your home to meet or beat the competition... or lower your price to adjust for it. if you can't afford to sell for the price, that you KNOW it sell for, you may want to consider just removing it from the market.

3. It shows poorly. This could mean almost anything... from the barky, barky dog, to the smell of the diaper pail. Maybe the carpeting is a bit worn, or the woodwork shows a lot of wear. All things that don't show up on the internet, but whoa.... once you get inside the house... they show up, like a cat-urine-smell on a 95 degree day in New Orleans!

4. 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 want to be.

5. Your listing is tired and stale on the market. Okay... yes, you overpriced your home initially when you first came on the market 2 years ago. But since then you have reduced your price almost monthly... constantly chasing the market down.... Now, finally you're truly priced where you should be... but your listing is tired and stale. Everyone looking for your type of property (ie: 3br/1.1 bath) in your area has already seen it, sometimes twice... 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... Avoid 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 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 what they've 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.

Ashburn, VA Real Estate Market Report 1st Quarter 2009 (Jan-March)

Sonja Adams (Samson Realty, LLC) — Tue, 21 Apr 2009 13:51:02 -0500

For the 1^st quarter of 2009 84 single family detached homes closed in Ashburn which was a decrease from the 1^st quarter in 2008 of 14 homes. (1^st quarter of 2008 - 98 single family detached homes closed).

Comparison of 1^st Quarter 2008 to 1^st Quarter 2009 for Single Family Homes

Average List Price closed in Ashburn for 2008 - $683,904

Average List Price closed in Ashburn for 2009 - $560, 435

Average Sales Price closed in Ashburn for 2008 - $663,082

Average Sales Price closed in Ashburn for 2009 - $542,419

Average Days on Market for homes closed in Ashburn for 2008 - 78 days

Average Days on Market for homes closed in Ashburn for 2009 - 110 days

Selling your home in Loudoun County in today's market requires the correct pricing of your home and a real estate agent with a strong online marketing process who can create exposure for your home to thousands of buyers. It pays to have a strong professional working for you. Contact Sonja Adams at 703-963-7407 or SonjaAdams@veizon.net for a comprehensive market analysis of your home.

Search for homes at: www.MyVADreamHome.com

Friday Night Live Concert Series

Sonja Adams (Samson Realty, LLC) — Sun, 19 Apr 2009 19:41:05 -0500

While not in Loudoun County, Herndon's Friday Night Live Concert Series is a big hit and close to eastern Loudoun. Its one of my favorite things to do in the summer.

Friday Night Live is celebrating its 15th year of hosting outdoor concerts outside the town hall in Herndon...started out with sparse attendance when dogs were allowed to join their human friends...this concert grew rapidly and unfortunately its so big that our furry friends are not allowed to attend.

If you are looking for something to do with a group of single friends or with the family, I highly recommend checking this out...its free...there are food and drink concession stands and the line-up of bands is always excellent.

The schedule for 2009 is:

May 1 - 2U and Road Soda
May 8 - Lost in Paris
May 15 - Laura Lea and Tripp Fabulous
May 22 - Black Sheep
May 29 - Herndon Festival - no bands for Friday night live, but the Festival will have bands
June 5 - Burnt Sienna
June 12 - Monster Band
June 19 - Dr FU
June 26 - Love Seed Mama Jump
July 3 - Crowded Streets + 8 Track Jones
July 10 - Flip Like Wilson
July 17 - Kristen and the Noise
July 24 - B2B
July 31 - Junk Food + Fools and Horses
August 7 - Hyjink + Rise and Fall
August 14 - Gonzo's Nose
August 21 - Drop Dead Sexy
August 28 - Go Go Gadjet

Hope to see you all out there this season!

To search for homes, visit WWW.MyVADreamHome.com

Loudoun County Blog - Things to do, real estate market reports, etc - visit: WWW.LookatLoudoun.com

Leesburg Flower and Garden Festival This Weekend - April 18th and 19th

Sonja Adams (Samson Realty, LLC) — Sun, 19 Apr 2009 19:28:06 -0500

I attended the Leesburg Flower and Garden Festival this weekend and was very impressed. It was with utter amazement that I walked by the designers who brought landscape designs to King Street that looked like they have been in your backyard for years.

The plants were fabulous as well as the garden related gift vendors....I was a big supporter of the Orchid Stand buying one of the gorgeous purple hanging orchids below....

If you are thinking about going next year, don't miss this once a year festival...its well worth the $3 to attend!

To search for homes in VA - visit: www.myvadreamhome.com

Dulles Little League Opening Day Parade - April 18th, 2009

Sonja Adams (Samson Realty, LLC) — Sun, 19 Apr 2009 19:08:52 -0500

The Dulles Little League started their season with an opening day parade through Ashburn on Saturday. The little leaguers started out on Shellhorn Road at St. Teresa's Church and walked to Crittenden Park on Windmill Drive at 9:00 am.

The teams each had banners proudly displayed for their team and the parade was led by police escort...once the teams arrived, the fun and games began for the afternoon with many activities for the kids and vendors for everyone to visit. The folks from Kinkora and supporters for a minor league baseball team were also in attendance.

Kinkora is asking for your support to bring baseball to Loudoun County. Please visite http://petition.kincora-va.com/Support.php to sign the online petition!

To Search for Homes in VA, visit: WWW.MyVADreamHome.com

Seller's Guide to hiring a realtor.... whether its in Buffalo Grove Illinois or Topeka Kansas

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 16:14:16 -0500

Strategy 5 from Judy Greenberg

Via Judy Greenberg- Chicago Northwest Suburb Buffalo Grove and Long Grove Real Estate (Vernon Hills Real Estate, Lake Zurich Real Estate):

Suppose you are going to list your home.. How do you make a knowlegdable decision of which realtor to hire...

Here's the scenario...you just interviewed 3 local realtors in town... They each came to your home, gave you a market analysis of your property and presented their excellent credentials and qualifications. You seen to have a good rapport with all of them... How do you choose the best realtor?

Its easy- put their names in a hat and pick one...

Just kidding... Research shows that best choosing a realtor that has the most internet presence will sell your home faster... How can you verify if a certain realtor is technological advanced? Google their name or even the town you live in and see if their website appears on the first few pages Since 85% of the buyers begin their search on the internet, there should be a requirement that your agent needs to be internet savvy.

Do any of the realtors you just interviewed have their own blog, members of Active Rain, use Craigs list, Backpage or Twitter? If the realtor you are interviewing rolls their eyes indicating they do not have a clue , you will know that they aren't on the cutting edge of technology, and not up to date on all of the possible ways to market your property.

Seller's you are in the driver's seat and you need to choose the best realtor in the area who will be do the best job for you!

This is strategy 5 in my series or tips for selling/ buying your home. If you would like to read my previous posts in my strategy a week series, I have include them below for your convenience.

Strategy 4 -How does a buyer find the best deal

Strategy 3 Real estate Marketing 101 the good ole fashion way

Strategy 2- Why you should hire a local realtor when buying a home?

Strategy 1- Why you should take pictures of your home in all seasons

If you want more information regarding specific real estate sales in the Buffalo Grove, Long Grove, and Lincolnshire area, please do not hesitate to call me at 847-602-5435 , email me at info@buffalogrovehomes.com or check out my website at www.buffalogrovehomes.com or www.buffalogroveareahomes.com . I can help you in the purchase or sale of a Buffalo Grove Condo, Buffalo Grove Townhouse, Buffalo Grove single family home or a Buffalo Grove rental. I am available 24/7 to make appointments!

Real estate Marketing 101- the good ole fashion way!

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 16:11:53 -0500

Strategy 3 - Real Estate Marketing by Judy Greenberg

Via Judy Greenberg- Chicago Northwest Suburb Buffalo Grove and Long Grove Real Estate (Vernon Hills Real Estate, Lake Zurich Real Estate):

Can't sell your home? With the number of sellers on the market, compared to the number of buyer-its no wonder. I have been successful this year using the following strategy learned in my marketing 101 class.

Instead of relying solely on email and the internet and other social networking arenas, maybe its time to pick up the phone and actually network with your colleagues. Yes that's right, I'm referring to good ole fashion human interaction!   It worked for me on my last 3 closings!- maybe it can work for you!

Sale 1- I was talking to a colleague in another office about coordinating a neighborhood broker open.   We were discussing potential buyers and showings we recently had and she told me of a realtor who made an offer on her clients home, but it was too low for her seller to accept. She told me to call the other realtor because she thought my home would be perfect for the other client and in a price range more in line with the client's price range.

I picked up the phone, called the other realtor, subsequently invited her to my broker's open and 2 weeks later her buyer bought the home.    Home sold by networking with other realtors and picking up the phone.

Sale 2- After an office meeting, I was networking in my office and asking if anyone had a buyer for a home that was not on the market yet. Two people sid they were working with relocation clients and would love for their clients to see it.   Although it was not yet formally on the market, one of the clients fell in love with it and the rest is history. Again this home was sold by networking with other realtors.

Sale 3-   Realtor was looking at homes with a client and drove by one of my listings.   She called me for the price of the home.   I was on the phone at the time, but called her back within 2 minutes to give her the information she needed. Although the home she was looking at was out of her price range, I shared with her another listing that I had that was in her price range. She immediately went to see it and 3 weeks later her clients made an offer.

When  interviewing a potential realtor in selling your home, I recommend that you should ask these additional relevant questions?

How long does it take for the realtor to answer his phone or email? What is his responsiveness time? If the realtor isn't available, is there someone else that is going to answer his calls? Does he pick up the phone on the weekends?

Is your realtor aggressive in marketing your property to his colleagues?

Now don't get me wrong, I'm not saying that the internet is replaceable, but I do want to point out that even in the age of technology, human interaction and responsiveness is something that can't be replaced or replicated.

This is strategy 3 in my series or tips for selling/ buying your home. If you would like to read more posts in my strategy a week series, I have include them below for your convenience.

Strategy 2- Why you should hire a local realtor when buying a home?

Strategy 1- Why you should take pictures of your home in all seasons

If you want more information regarding specific real estate sales in the Buffalo Grove, Long Grove, and Lincolnshire area, please do not hesitate to call me at 847-602-5435 or email me at info@buffalogrovehomes.com I am available 24/7 to make appointments!

Buffalo Grove/ Long Grove real estate agent discusses why you should hire a local realtor!

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 16:10:31 -0500

Strategy 2 from Judy Greenberg. This is a set of great reasons to hire a local Loudoun County realtor!

Via Judy Greenberg- Chicago Northwest Suburb Buffalo Grove and Long Grove Real Estate (Vernon Hills Real Estate, Lake Zurich Real Estate):

Buffalo Grove /Long Grove real estate agent Judy Greenberg gives important tips and strategies on how to sell your home in today's market. Stay tuned for my strategya week series....

Strategy 2- Buyer's should hire a localrealtor!

After all that you read in the newspapers, hear on the news, you probably are wondering how you can get the best house and the best deal if you are a buyer, or frightened that you will not be able to sell your home in this market if you are a seller.

So I want you to ask yourself , do you want the best realtor for this challenging job?Isn't' your home one of your largest investments?   In this tough market, I feel that hiring a local realtor, instead of a third cousin who lives 1 hour from your home would be one of the wisest financial moves you will ever pursue.

In this post I'm going to address why you want to hire a local realtor if you are a buyer in today' s market and in my next post, I'm going to address why you should use a local realtor if you are contemplating selling your home.   Sounds too obvious, maybe to you and me, but not to all the past disappointed past sellers and buyers I have met.

If you are a buyer, your buyer's agent needs to be a true expert in the communities you are interested in purchasing. Your agent should be completely versed in the schools, school districts, boundary lines, commuting, type of water the home uses, conservancy laws, etc.

Let me give you an example. Suppose a school district changed boundaries within the last few years.   Many listing realtors are relying on old school information, and submitting incorrect schools or incorrect spelling of schools on the MLS sheets. This is happening more frequently today, especially with the influx of foreclosures and bank owned property on the market. The seller's bank hires the Realtor and this realtor may live and work hours from the property. Unfortunately, these Realtors may never have visited the property, and clueless of the school boundaries.

Unfortunately, these unintentional mistakes in turn affects the buyer's realtor. Thus, the buyer's realtor who is not familiar with the area will either miss good homes (in their search) in the school district their client prefers, or advise their client to purchase a home in the wrong school district. Even if the listing realtor has the right school district but spells the name of the school incorrectly, you may miss a home in your search. To the right, I have copied a portion of the MLS of an active bank owned property located in Kildeer, Illinois. If you are looking for a home in district 125, Stevenson High School- you will pass over this home since the lister used the wrong district. They didn't even bother putting the name of the High school in the listing either.    If a buyer's agent unfamiliar with the area used this information, it would be like the blind leading the blind!

Another important reason to hire a local realtor is that they are familiar with the nuances of the specific neighborhood, ordinances etc. One time a friend of mine moved in to a neighborhood and didn't realize the maintenance involved to purify the well water. Her realtor wasn't familiar with this, and in turn didn't inform her of the necessary upkeep.   A local realtor would have been knowledgeable about these issues.

When you are negotiating on behalf of your client, it is always better to be the one who is more knowledgeable about the area. If you are representing the buyer and the seller won't budge on the price, you always have the advantage if you have seen the inside of the comparables and the reason that they sold for the price they did. A local realtor has the upper hand in the negotiations.

The last benefit I am going to address in hiring a local realtor in purchasing a home is that they may be aware of the best homes before they even hit the market.   Many times when I have a buyer in a specific price range and they can't find a home that they are truly in love with, I go the extra step. I ask the realtors in my office, Coldwell Banker Residential Brokerage, if anyone has a listing that they know that is coming on the market soon. If this networking proves unsuccessful, I take it one step further and ask my close friends and colleagues I trust in the other offices in town to see if they know of any listing that is going to meet the needs of my buyers.    Although inventory is high, and you are probably laughing to yourself that a person can't find a home in today's market, many times the best homes do not even hit the market. It's the local agents who know of these homes first.

Caveat; if for some reason you do choose to hire a realtor that is not local, make sure they do their homework and learn all about every aspect of the home and communities you are buying....

Last week's strategy- Contemplating selling soon... Take pictures of your home now!

If you want more information regarding specific real estate sales in the Buffalo Grove, Long Grove, Vernon Hills, or Lincolnshire area please do not hesitate to call me at 847-602-5435 or email me at info@buffalogrovehomes.com .      I am available 24/7 to make appointments!

Visit my websites www.buffalogrovehomes.com, www.buffalogroveareahomes.com or www.movetolonggrove.com and you can search for more information on any listings

Buffalo Grove / Long Grove agent discusses an important real estate strategy a week!

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 16:07:51 -0500

Judy wrote a great series that I am going to post about selling your home...it doesn't matter if you are in Buffalo or Loudoun County...this is a great series to read!

Via Judy Greenberg- Chicago Northwest Suburb Buffalo Grove and Long Grove Real Estate (Vernon Hills Real Estate, Lake Zurich Real Estate):

Buffalo Grove /Long Grove real estate agent Judy Greenberg gives important tips and strategies on how to sell your home in today's market. Stay tuned for a strategy a week!

In my opinion, timing and knowledge are the keys of selling your home quickly and for the highest possible price. My goal is to educate the seller and buyer to take full advantage of the present market.

Seller-Strategy One- Take pictures of your home in all seasons- especially those that emphasize the beauty of your home.

Let's say you want to put your home on the market in early spring, one of the times most people ultimately first think about selling their home. Imagine what the photos of your home would look like at the time of year. If you live in Chicago's suburbs, your pictures would either include dirty snow or ugly barren trees. (Sometimes not a pretty site and one that does not make a good first impression.)

According the National Association of Realtors, nearly 80% of homebuyers start their home search on the Internet. This number is increasing on a daily basis. The potential buyer narrows his list of homes he would like to see by looking at pictures on the internet.

My suggestion is that if you are comtiplating putting your home on the market in early spring - take your pictures now. Everything is very green ,especially after the week of rain we had a couple of weeks ago. Fall is a beautiful time of year and it would be a good idea to show the potential buyers what your home looks like in different seasons. To your left- this backyard in Long Grove will not photograph as well in the middle of winter as it does in the middle of the fall.

In my opinion, it's the photos -- and good photos -- that gets a potential buyer in your home, and you only get one chance to make a first impression. A good picture is worth a 1000 words, a bad picture on the other hand may result in the consumer skipping over your home in their internet search and ultimately lose the sale.

For all of you realtors who are reading this blog... would you take a client to a home which had no pictures on the internet? What about one that had bad pictures? What about potential buyers, what do you think?

If you want more information regarding other activities happenning in Long Grove this fall or winter, please do not hesitate to call me or check out my websites at www.buffalogroveareahomes.com or www.movetolonggrove.com

Earth Day at Loudoun 2009 Family Festival

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 11:52:47 -0500

Earth Day is actually a month long event in Broadlands, however, the festival itself is being held at Clydes Willow Creek Farm on Sunday, April 2th from 11-3pm.. There will be a variety of interactive animal demonstrations from the Reptiles Alive Organization, the National Aquarium and the Leesburg Animal Park. There will also be over 25 non profit organizations on site to educate the public on making a difference in the environment.

Clydes will also be hosting several bands - The School of Rock Music, Celtic Marc, Jazz combo, and Traktion.

Be sure to stop on by for a fun filled afternoon. More information can be found at: http://www.earthdayatloudoun.org/

To search for homes in VA, visit: www.MyVADreamHome.com

Dulles Little Leage Opening Day Parade and Festival - Saturday April 18th, 2009

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 11:28:33 -0500

The Dulles Little League is kicking off their season on Sat., April 18th at 9:00am with a Parade starting at Shellhorn Road in Ashburn and ending at Crittenden Field on Windmill Drive. Opening Ceremonies will begin at 10:00 am.

Featured will be various speakers to include a speaker from Kincora who will talk about bringing minor league baseball to Ashburn. Come out and put your vote in to support a minor league team to our area which will bring much needed jobs and revenue for the county.

11:00 am - 2:00pm is reserved for Games and Food...There are plenty of opportunities to play games, win prizes and have a great lunch.

For more information, visit: http://www.dulleslittleleague.org/

To search for Homes in VA visit: WWW.MyVADreamHome.com

Leesburg Flower and Garden Festival - April 18th and 19th

Sonja Adams (Samson Realty, LLC) — Thu, 16 Apr 2009 10:29:22 -0500

I've been looking forward to this event for an entire year...last year I drove into Leesburg finding this festival by mistake...had my two dogs with me and was on my way home from riding my horses...Grabbed my dogs and went to the gates only to find out "no dogs allowed"...needless to say I was really bummed. It was late in the day on Sunday, so I left and figured I'd have to make it this year...

So, here it is a year later...and I'm not missing this event...if you get a chance swing by! There will be landscape displays, garden designers, plenty of vendors to buy flowers, plants, shrubs, trees, gifts, garden art themes and sculptures....

The Festival runs from 10-6pm on Sat. and 10-5pm on Sunday. Here is link for details, directions and maps: http://www.idalee.org/parks/events/FlowerGarden/

Search for Homes at: WWW.MyVADreamHome.com

Loudoun County Horse Farms and Country Homes 3+ Acres - Market Report for the 1st Quarter of 2009

Sonja Adams (Samson Realty, LLC) — Fri, 03 Apr 2009 09:47:50 -0500

Below is a snapshot of the number of listings sold and average prices. In addition, there is a link which will take you to a review of all homes closed from Jan-March 31st, 2009 with 3+ Acres in Loudoun County.

46 homes sold in Loudoun with 3 or more acres.

The average list price for the First Quarter Homes Sold was $724,296

The low list price for the First Quarter Homes Sold was $250,000

The high list price for the First Quarter Homes Sold was $2,700,000

The average sold price for the First Quarter Homes Sold was $660,053

The low sold price for the First Quarter Homes Sold was $208,000

The high sold price for the First Quarter Homes Sold was $2,265,385

The average days on market for the First Quarter Homes Sold was 180 days

Click here for a link to view the actual homes sold in the First Quarter of 2009 in Loudoun county

To search for properties in VA, click here

Selling a horse property or country home in Loudoun County requires an agent who knows how to market your property to show it off to its highest potential. In addition, pricing your home effectively and hiring an agent who has a strong online marketing presence will allow more buyers to find your home. Hiring a professional is essential. Call Sonja Adams at 703-963-7407 for a market analysis of your home.

Buying a Foreclosed Home or Potential Foreclosure Property

Sonja Adams (Samson Realty, LLC) — Fri, 03 Apr 2009 09:04:08 -0500

Another great post by Bill Gassett. While Bill is from Massachusetts, this post about foreclosures is informative for just about any part of the country.

Via Bill Gassett Metrowest Massachusetts Real Estate (RE/MAX Executive Realty):

Are you considering buying a foreclosed property? Why not after all there are plenty of them all around the country and they can typically be bought at a discount to the present market value.

Buying a foreclosed home however, is not for the timid at heart and there are many things that buyers need to consider. If you have ever watched a late night infomercial you would think buying a foreclosed home can be bought for 50 cents on the dollar and immediately re-sold for a boat load on money. Don't plan on it!

Foreclosed homes generally can be purchased anywhere from 5%-20% below the current market value. Along with the chance for immediate equity comes a lot more risk. As a buyer of a foreclosed home you need to prepare yourself for a significant amount of due diligence.

As a twenty three year veteran to the Real Estate industry, I would highly recommend having an attorney represent your interests. One of the 1st things an attorney will do is a title search to see if there are any liens or other liabilities on the property. Things like unpaid taxes, mechanics lines, or court judgments are all possible land mines. The sooner you determine the legal status of the property the better as this will help determine if it is worth it to put in an offer.

The last thing you want to have happen is to think you just bought a home for $400,000 but then find out there is $75,000 worth of liens on the property.

Having your financing already lined up is a very important consideration as well because these kind of transactions tend to move very swiftly.

Unlike a traditional Real Estate transaction everything is "buyer beware". You will be buying a home in many cases in "as is" condition. In many cases a person who has lost their home because of financial difficulties probably has not had the funds to keep up with the maintenance.

There could be any number of problems that are not readily apparent. Issues with some of the more expensive components of a home such as heating, plumbing and electrical systems are all possible. Don't be surprised if there has been vandalism by the previous home owner or other vandals either.

I have gone in plenty of foreclosed homes where the owner has taken out their anger on the home. I have been in homes where the entire kitchen was removed. Some of the other more common issues today is the copper plumbing being taken out of a home. I know that may sound crazy but it happens!

Still interested in buying a foreclosed home? Here are the three scenarios when buying one:

A pre-foreclosure where you buy directly from the home owner before the bank takes over.

At an auction where you may be in competition with other buyers.

From a Real Estate company or the bank itself. This is known as an REO aka Real Estate owned.

In a pre-foreclosure you get to do all your various due diligence including any home inspections and a title search to make sure there are no liens. In a pre-foreclosure the owner signs over the deed to you and you take title to the property. In this scenario you acquire the mortgage a must bring it current giving the bank any missed payments.

Buying at an auction typically carries the most risk but also can come with the greatest reward. Auctions are handled differently from state to state. Some are held right at the property and others at the local court house.

Many times with an auction you are not allowed to inspect the property prior to the scheduled auction date. These types of sales tend to bring out more "investor" types as these properties can be bought on many occasions for a price that could warrant a "flip" where the buyer turns around and re-sells the property.

A buyer going to an auction will need to come up with a good size deposit and will be expected to show they have the ability to complete the purchase.

The REO scenario is usually the least risky as the bank has acquired the property and has wiped out the liens through purchase. Once a home is Real Estate owned many banks will list these homes with a Realtor. The buyer gets clear title, is most often allowed to inspect the home, and is allowed to have a mortgage contingency.

A few other very important considerations in the foreclosure process in the "pre-foreclosure period" and the "redemption period".

The pre-foreclosure period is the time between a previous owner's notification of default and the point when the property can be sold by the lender.

This time period is also when the existing owner can make good on the note and keep their home, or sell it themselves. So the shorter the pre-foreclosure period, the more advantageous it is for the new buyer.

The redemption period is the time when the previous owner is allowed to buy back the home after the lender has sold it. Again, the shorter this time period, the better it is for the buyer.

Some states have no redemption period, making it an optimal situation for someone to purchase.

These time periods vary depending on the State the property is located in. Knowing the exact redemption period is critical because you could end up losing time and money if the previous owner ends up taking back the home.

Most of your efficiency as a buyer depends on whether the state in which the property is purchased uses mortgages or deeds of trust for real estate transactions.

When a state uses mortgages, it means they also conduct their foreclosure proceedings through the courts. These transactions tend to take longer and have a range of potential problems. When a state uses deeds of trust, the foreclosures are non-judicial and tend to resolve quicker and with far less head aches.

In Massachusetts the primary means on foreclosure is non judicial (no court action). If the deed of trust, however, does not contain a power of sale language,(language in the mortgage that allows the mortgagee to sell the property) the lender may seek judicial foreclosure.

As few as 75 days may pass from the time a property owner receives a notice of default until the property is sold at a public foreclosure auction sale.

As you can see there is quite a bit to know when buying a foreclosed home. In addition to having a good attorney a knowledgeable local Realtor can be very important as well in helping to determine the market value.

If you are a Massachusetts home owner and have come across this article and may be potentially facing a foreclosure there are options to avoid this potential situation. See this avoiding Massachusetts foreclosure resource.

There are other options to avoid a foreclosure including a short sale which I have been successfully doing in the Metrowest massachusetts area. Here are a few articles worth reading:

Foreclosure avoiding it through a short sale or loan modification

Short sales and deed in lieu of foreclosure

______________________________________________________________________________________________________

About the Author: The above Real Estate information on Buying a foreclosed home was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-435-5356.

Have a home to sell in Metrowest Mass? I have a passion for Real Estate and love to share my marketing expertise!

For Metrowest Massachusetts Real Estate and homes see Metrowest MA Real Estate. Want to have MLS access to beat other buyers to your dream home? Sign up with no obligation at my MLS Property Finder Site.

I service the following towns in Metrowest Massachusetts: Hopkinton, Milford, Upton, Southboro, Westboro, Ashland, Holliston, Mendon, Hopedale, Medway, Grafton, Northbridge, Uxbridge, Franklin, Douglas, and Framingham MA.

Click here to view Bill Gassett's Real Estate profile.

Subscribe in a reader

SUBSCRIBE TO MY METROWEST HOMES BLOG via email.

Building lasting relationships by helping people move in and out of Metrowest Massachusetts for the last 23 years.

The Housing Market Will Come Back Just Like The Stock Market

Sonja Adams (Samson Realty, LLC) — Fri, 03 Apr 2009 09:01:04 -0500

I must say that this post written by Bill Gasset from Massachusetts and the short video clip hit home with me.

Via Bill Gassett Metrowest Massachusetts Real Estate (RE/MAX Executive Realty):

We most likely have a little ways to go before Real Estate markets throughout the country finally hit bottom. After all there is still a significant amount of foreclosure inventory that needs to be sold, as well as new foreclosure inventory that has not yet hit the market.

According to Rick Sharga, Vice President for marketing at Realty Trac, a foreclosure listing firm, there were around 700,000 foreclosed homes nationwide at the end of last year that had not been listed yet. This "shadow inventory" of unsold homes certainly could drag the correction out longer.

This period in time however, could eventually looked back at as one of the best in our history to buy a home.

Think about it for a minute when have we ever had the kind of conditions that we presently have now? A large consolidation in housing prices, interest rates teetering on near record lows, 1st time home buyer tax credits, and on and on.

In some respects the housing market is like the stock market. Everyone would love to find the exact bottom and then buy.

If your time line for home ownership does not include a possible transfer over the next couple of years what are you waiting for? You should be jumping at this chance. The cost of home ownership has never been more affordable!

In many areas throughout the country you can own your own home for less than what a similar home would rent for. This is BEFORE you even take into account the tax savings involved with having a home.

While stocks can often times shoot up in a span of a few weeks and home prices do not, don't be foolish enough to assume that interest rates could not jump in a very short period of time. As soon as inflation starts to rear it's ugly head there will be extreme upside pressure on interest rates.

If you are a 1st time home buyer or want to move up in the market to a larger home there has never been a better opportunity. For those that want to think about moving up in the market and have not made the move because of lost equity - STOP WORRYING ABOUT IT! You will make this up on the purchase, as the home you will be buying will most likely have dropped by a larger percentage. For a detailed explanation of this see selling your home in a buyers market.

Interest rates are the X factor right now! The cost of borrowing money is super low. How long this will last is anybodys guess! I truly believe we are nearing the bottom of the Real Estate correction. Rates will not stay this low forever. Don't kick yourself by saying I coulda, woulda, shoulda after the rates jump!

I will leave you something to think about with this 30 second video:

______________________________________________________________________________________________________

About the Author: The above Real Estate information on the housing market coming back was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-435-5356.

Have a home to sell in Metrowest Mass? I have a passion for Real Estate and love to share my marketing expertise!

For Metrowest Massachusetts Real Estate and homes see Real Estate in Metrowest Mass. Want to have MLS access to beat other buyers to your dream home? Sign up with no obligation at my MLS Property Finder Site.

I service the following towns in Metrowest Massachusetts: Hopkinton, Milford, Upton, Southboro, Westboro, Ashland, Holliston, Mendon, Hopedale, Medway, Grafton, Northbridge, Uxbridge, Franklin, Douglas, and Framingham MA.

Click here to view Bill Gassett's Real Estate profile.

Subscribe in a reader

SUBSCRIBE TO MY METROWEST HOMES BLOG via email.

Building lasting relationships by helping people move in and out of Metrowest Massachusetts for the last 23 years.

Zero Gravity Comes To Dulles Airport - Float like a Bird

Sonja Adams (Samson Realty, LLC) — Tue, 10 Mar 2009 13:56:17 -0500

A company called Zero Gravity is offering customers the opportunity to float in an airplane cabin during a two hour flight on Saturday March 14th at Dulles Airport.

Wanna know what feeling like you weigh absolutely nothing feels? Take the ride! For only $5000 you will not only be able to float, but you will also get pre-flight training, transportation to and from Dulles, a video and an after flight party.

See the full article here: http://loudountimes.com/news/2009/mar/10/5000-company-promises-wild-experience-high-sky/

Search for homes in Northern VA.

Lovettsville Horse Property For Rent

Sonja Adams (Samson Realty, LLC) — Tue, 10 Mar 2009 13:23:47 -0500

Don't miss this fantastic 12 acre horse property. This small farm boasts a 6 stall center aisle Lester built barn with tack room, wash stall, hayloft and additional storage. The stalls are large with bars for great ventilation. There are several paddocks for individual or small group turnout with run in sheds. A blue stone arena is available as well for year round riding.

For the man of the house, the detached garage has loads of space for cars, truck or a great workshop. In addition there is another small 3 stall barn with room for storage.

The house shows fabulously and has new siding, windows, and roof. It has a large kitchen with granite countertops and upgraded cabinets. The kitchen also looks out over the dining area/living room to view the mountains. 4 bedrooms and 3 baths make this the perfect house for your family.

The owner will include the barn electric and oil utilities into her rent payment which is $3000/mo.

Don't miss this property....it has everything you need and is a well set up farm.

Search for Horse Property in Virginia

2009 Virginia Steeplechase and Pace Calendar

Sonja Adams (Samson Realty, LLC) — Tue, 10 Mar 2009 12:51:10 -0500

One of my favorite things to do in the spring and fall is go to the races and the paces. The spring steeplechase and pace races have already started so this is a couple of weeks late, but below is the calendar for 2009.

Saturday, March 14 - 12:30 pm - Warrenton Hunt Point-to-Point at the Airlie Race Course in Warrenton, VA 540-219-1400

Sunday, March 15, 1:00 pm - Warrenton Hunt Hunter Pace Events at Oakwood Farm in Warrenton, VA 540-229-6679
Saturday, March 21 - 9:30 am - Piedmont Fox Hounds Hunter Pace Event at the Salem Course in Upperville, VA 540-592-3223
Saturday, March 28 - 9:00 am - Orange County Hunt Hunter Pace Event at Locust Hill Farm in Middleburg, VA 540-253-5566
Sunday, March 29 - 1:00 pm - Orange County Hunt Point to Point at Locust Hill Farm in Middleburg, VA 540-687-3529 or ochpointtopoint@verizon.net
Saturday, April 4 - 12:00 pm - Old Dominion Hounds Point to Point at Ben Venue Farms in Ben Venue, VA 540-364-4573
Sunday April 5 - 1:00 pm - Old Dominion Hounds Hunter Pace Events at Ben Venue Farms in Ben Venue, VA 540-364-4573
Saturday, April 11 - 1:00pm - Bull Run Hunt Hunter Pace Events at Peacock Farm in Culpeper, VA 703-866-0509
Saturday, April 11 - 1:30pm - Strawberry Hill Races at Colonial Downs in New Kent County, VA 8-4=228-3238
Sunday, April 12 - 12:30 pm - Loudoun Hunt Point to Point at Oatlands Plantation in Leesburg, VA 703-777-8480
Saturday, April 18 - 10:00 am - Rappahannock Hunt Hunter Pace Events at Elmwood in Boston, VA 540-547-3413
Saturday April 18 - 1:30pm - Middleburg Spring Races at Glenwood Park in Middleburg, VA 540-687-6545
Sunday, April 19 - 12:00 noon - Fairfax Hunt Point to Point at Morven Park in Leesburg, VA 540-687-0611
Saturday, April 25, - 10:00 am - Fairfax Hunt Hunter Pace at Rolling Meadow Farm in Philomont, VA 703-448-3789
Saturday, April 25, - 1:00 pm - Foxfield Races in Charlottesville, VA 434-293-9501
Sunday, April 26 - 1:00 pm - Middleburg Hunt Point to Point at Glenwood Park in Middleburg, VA 540-687-6069
Saturday, May 2, - 1:00 pm - Virginia Gold Cup Races at Great Meadow in The Plains, VA 540-347-2612
Sunday, May 3 - 12:30 pm - Bull Run Hunt Point to Point at Brandywine Park in Culpeper, VA 540-832-2726
Saturday, May 9 - 1:00 pm - Bedford County Hunt Point to Point and Hunter Pace at Wolf Branch Farm in Forest, VA 540-297-3419

Search for Horse Property in VA

FreddieMac's REO Rental Initiative Announced on March 5th

Sonja Adams (Samson Realty, LLC) — Fri, 06 Mar 2009 08:36:34 -0600

FreddieMac just launched an initiative to help more people stay in their homes. They have announced that they are suspending evictions until April 1, 2009 so that the occupants of homes can understand their options under this new initiative.

See the excerpt below from the FreddieMac website:

FREDDIE MAC OFFICIALLY LAUNCHES REO RENTAL INITIATIVE FOR TENANTS, OWNER-OCCUPANTS AFTER FORECLOSURE

McLean, VA - Freddie Mac (NYSE: FRE) today announced the official launch of its new REO Rental Initiative giving qualified tenants and former owners the option to lease their recently foreclosed properties on a month-to-month basis. The REO Rental Initiative will be managed by HomeSteps®, Freddie Mac's national real estate unit, and implemented through several national property management firms.

Continue Reading:

This information comes directly from FreddieMac's website. Click link above to finish reading about this initiative.

Home Staging Advice Made Simple - Step 1 - How To DeClutter

Sonja Adams (Samson Realty, LLC) — Tue, 10 Feb 2009 13:42:01 -0600

Thank you goes to the author of this post - Sharon Tara, a professional Home Stager

Via Sharon Tara New Hampshire Home Stager (Sharon Tara Transformations):

If you're looking for advice on how to prepare your house for sale, you don't have to look very long. Home staging advice is on HGTV and all over the Internet. There certainly isn't a shortage of information on the subject.

The problem is that generalized terms like "update" and "depersonalize" aren't specific enough.

And of course...

No checklist for preparing a home for sale would be complete without including the term "declutter." It has to be the most frequently used term in real estate preparation today.

Knowing you need to declutter is only helpful if you know how to declutter.

Uncertainty can leave you feeling overwhelmed with the task ahead.

The problem, as I see it: your definition, your agent's definition, and my definition of "declutter" are probably all the same: to remove excess and disorder. However, what each of us deems as clutter, how each of us would actually approach the task of decluttering, and what the end results would be, is another story.

Unless you are a professional home stager, or clean freak, your approach will most likely result in frustration and avoidance, neither of which is going to get the laundry and toys out of the dining room and the hockey trophies out of the living room.

I know what you are thinking...

How does she know I have laundry in the dining room?

Psychic powers...a secret Home Stager ability.   But that's a subject for another post.

The subject of this post is to help you understand exactly how to declutter.

The best approach for dealing with clutter is to deal with it in small doses, one room at at time. The most influential rooms (to buyers) are the kitchen and master bedroom. Let's start with the kitchen...

1. Closets, cabinets and drawers. Remove anything you do not use on a regular basis. Items removed go into one of three piles: trash, donate, pack.  Everything remaining in cabinets should be arranged in an organized fashion; cans together, boxes together, etc.  (Pack up the holiday stemware, extra coffee mugs, and 2/3 of that Tupperware) Your objective - clean, organized, and spacious.

2. Appliances. Clean inside and outside of all appliances. Replace damaged or worn stove burners. Clear off top of refrigerator and remove all magnets, notes, and photos.

3.  Countertops. Start by clearing everything off counters. Wash windows, counters and cabinets. Adding cabinet hardware or replacing old hardware will add perceived value. To add color and depth, strategically place a few accent pieces, such as a large platter, cookbooks, or assorted oils on counters.

4. Sink Area. Clean sink, faucet and drains. Keep paper towels, soap and sponges under sink. Never leave rack or dishes in sink.

5. Personal Items. Use a basket or box to keep keys, mail, bills, address book, and other personal items off counter and out of view.

Now that you have successfully prepared your kitchen, it's on to the Master Bedroom:

The master bedroom should give an impression of calm sophistication.

1. Remove all toys, stuffed animals, pet items, hobby/craft items. Ideally, TV should be removed.

2.  Organize closets, repeating procedure used for kitchen. Remove anything you are not using regularly and sort into trash, donate, or pack.

3. Remove personal items (jewelry, lotions, paperwork, medications) from nightstands and dresser.

4. Remove all family photos and religious items.

5. Remove excercise equipment and computer/desk. The master bedroom should not double as gym or home office.

Next stop...Master Bath

The key to the master bath is achieving a spa-like atmosphere. The bathroom is a very personal room and buyers don't want to be reminded that other people use it. Purchase new towels and soaps and accessories for your new home and use them now to help you sell this home.

1. Start with closet, cabinets and drawers.  You should be getting pretty good at this step by now. Towels should be stacked neatly, paper products arranged orderly, and all personal hygiene products should be stored in a storage container out of view.

2. Remove everything from tub surround and vanity. Never leave your toothbrushes and other personal items in view. Keep them in a plastic tote that you pull out to use each day and then return to hiding.

3. Clean tub, toilet, sink, faucets, vanity and mirror until they shine.

4. Add color and texture using rolled towels by tub and rolled face cloths by sink. For color, add a pair of candles, silk florals, and baskets or glass jars full of bath salts or soaps.

In case you are doubting that all this work is necessary, it is important for you to understand that there is a psychology involved. The more organized and neat the closets and cabinets are, the more of a "clean, anal, martha stewart" you are perceived as by buyers. This in turn means the house has been well maintained. This is perceived as value and justifys asking price.

Work smart, one small area at a time.  No matter how much stuff you have to deal with, it all has to be dealt with eventually for you to move, so do it now and be ahead of the game.

If you really want to have the best possible results, (you knew I couldn't get through this post without saying it) hire a professional home stager to come in for the finishing touches. If you want to avoid the work all together, you could hire a stager to do it all. Unlike you, who does not enjoy organizing, stagers thrive on it. It's not just our business, it's our passion!

WANT TO RECEIVE FUTURE POSTS AUTOMATICALLY BY EMAIL?

Thinking of selling this Spring ? -- NOW is the time to start the PREPARATION !

Sonja Adams (Samson Realty, LLC) — Tue, 10 Feb 2009 11:25:29 -0600

I'd like to thank Sheldon Nea, a Re/Max agent in NJ for writing this well written post!

Via Sheldon Neal -- ThatBritishAgent -- (Bergen County, NJ - RE/MAX Real Estate Limited):

If you are planning to put your home up for sale this upcoming Spring, don't be surprised if it creeps up on you, and that you find Spring is here before you know it !!

It is already more than a week into February and the Groundhog has already seen his shadow - but these next six weeks will probably fly by, and you may find yourself faced with the less desirable scenario of being forced to RUSH your home onto the market, so that you don't miss the Spring Buying Season - the season which historically sees the most buyers out there looking for homes out of all times of the year.

Selling in this current market can be stressful enough, but adding a last-minute-preparation-panic to the mix, will almost certainly make it that much more difficult for you and your family to deal with.

So to help you prepare your home - and yourself ! - for the Spring Season, keep the following points in mind, and they should give you the best chance for success with selling your home over the next months.

1) Start Now ! -- The more time you have to implement some of the following items, the more likely you can fit it all in along with your current daily schedule.

2) Get A "Home Sale" Notebook. You can pick them up for a dollar or two from Staples, CVS or similar stores, and make it RED, or another color that stands out - this way it will be hopefully be easier to spot when you need it ! The purpose of the "Home Sale" Notebook, is so that you always have a central place to refer to as your home sale progresses. When you have questions that you want to ask your Realtor, write them in the notebook so you dont forget them, when you have things to add to your "To-Do" list, add them to your notebook so you can always refer to it and stay on track. You will collect various papers along the way too, tuck these in the back of the notebook, again, this way you keep all thing related to your "Home Sale" in one central place.

3) Have a Family Meeting ! Selling your home will affect everyone under your roof in different ways. It is important that you are all together for support and assistance. There will certainly be packing, moving, & cleaning, & possibly painting and other tasks, so rally the troops and make sure everyone is on the same page. (Pizza or chinese food are often good incentives for jobs well done !!) ... and if there are children in the family, they may need a one on one chat in private just to check-in and make sure they are doing OK - moving house, possibly away from their friends, their school, and their comfortable neighborhood, can often be particularly scary for kids - and a friendly check in from time to time from mom or dad, letting them know it's all going to be OK, can often ease that anxiety.

4) Choose a Realtor NOW ! -- Don't wait until the week that you want to list your home. Here's why. Typically your local, knowledgeable Realtor can help you with your preparation, and make sure you are focusing your energy on the most beneficial tasks to get your home in ship-shape for listing ! There are sometimes decisions that homeowners make, which actually hurt the desirability of their home to most potential buyers - so set up your Realtor interviews now, find out how they plan to market your home, and once you select a Realtor, schedule a time to sit down with them as soon as possible to go over a PRE-LISTING Gameplan !

5) Take a Deep Breath ! -- You are just taking the first steps, but starting out on the right foot can often lead to a smoother, less stressful journey though your real estate transaction.

6) Do a 'Home Walkthrough' - with your Home Sale Notebook ! -- Go room by room, and jot down things that you feel need to be done before you can list your home. These things may include removing and storing excess clutter or un-needed furniture, fixing or replacing broken blinds, light switches, closet doors, noting rooms or furniture that need to be painted, jot down which rooms may have carpets that need cleaning, or even replacing. Hardwood floors are a desired floor covering for many buyers right now, so it is important that even if you have carpets, that you know whether there is hardwood underneath the carpet or not. Note your findings down in your notebook and go over them with your chosen Realtor at your PRE-LISTING Gameplan meeting !

7) Do a Repair Cost Analysis-- This is often overlooked by sellers. But all the items that you note down from your walkthough, (or that are recommended by your Realtor) have a cost associated with them. Sometimes a lot of repairs or improvements can be done relatively inexpensively, but if you wanted to give your kitchen a 'boost' by installing a new granite countertop for example before putting it on the market, then you will need to know exactly how much that estimate will be, so you can confirm that it is within your budget to install. Keep track of all your desired improvements and their costs.

8) Plastic Tubs are your FRIENDS! -- These 18 gallon containers that you can pick up from Target, Wal-Mart or similar stores, can make your life a whole lot easier - and if you check the Sunday Newspaper supplements, you can often find them on sale for just $3.99 or $4.99. Now cardboard boxes can be OK, but the plastic tubs are extremely durable, they stack well, and the most important thing, is that if for some reason the boxes are stored in a basement or place that may get a water leak of any description, the plastic tubs will almost certainly protect all your belongings inside - in that situation, a cardboard box will simply soak up the water and your belongings may be ruined.... this I can attest to from personal experience many years ago ! Now, I use plastic tubs without question

9) Consider PODS or a Storage Unit -- Many sellers that understand the need to remove a lot of items or furniture from their home to give the best 'first impression' to anyone who walks through the front door, choose to store the excess items in a storage unit, or in PODS (Portable On Demand Storage).

10) Divide and Conquer ! -- It's much more difficult to do all the preparation on your own, so take that list of To-Do items and see who in your family, or which friends can help you. Again, it's often good to have an offering of lunch or dinner at the ready ! - especially for the extra time consuming chores like room painting or packing a mountain of boxes !

11) Confirm and keep track of your next home. -- Whatever your plans are for your next home, whether you have already secured a home to move into, or if you have to coincide the sale of your current home, with a purchase of a new home, make sure you stay in tune with the availability and timing.

12) PRICE IT RIGHT ! -- When all your improvements are completed, and you are ready to list your home, sit down with your Realtor again and spend a significant amount of time digesting the market analysis your agent will provide. It is the single most important factor right now in positioning your home to sell as fast as possible. If you price it incorrectly, it can be a lost cause from the start. Determine the market value, and if you have the ability to list it a small cut below that price, you will draw the most attention possible right out of the gates !

13) Remind yourself that selling your home is a good thing ! -- It may be easier to say this to yourself now, but it's important to remind yourself of this periodically, even if the road becomes challenging at times. A way to keep focused and positive is to choose the right Realtor. They will be by your side from start to finish, so it is critical that you choose the best fit for your family and your intentions.



These thirteen tips will get you started on the right foot, and will help you organize your weeks leading up to putting your home on the market !

Contrary to many media reports out there, homes are selling right now !!!

... just make sure you do everything in your capabilities to make sure your home is one of them !

And remember your Realtor is there by your side, every step of the way !

Good Luck !

Loudoun County 21+ Acres - 2008 Home Sales Year in Review

Sonja Adams (Samson Realty, LLC) — Wed, 04 Feb 2009 19:00:53 -0600

Everyone is by now aware that its a buyers market and we have a longer number of days on market before properties are selling. Below is a breakdown of the homes in Loudoun County with 21 or more acres that sold in 2008. Also there is a spreadsheet you can view to see the public records details on which homes sold for the year.

If you are looking to sell your horse farm in 2009, this data is important to you. it will give you an idea of what is selling and for what price and with how many acres. What this data does not tell you though is which of these properties were actually true horse properties or had cleared acreage.

If you'd like more information on horse properties sold in 2008, please contact me at SonjaAdams@verizon.net or on my cell phone #703-963-7407. I've done a thorough market analysis on horse farms in Loudoun County and can give you an idea of which properties that sold would have appealed to the buyer of your horse farm.

The horse owners out there understand what is needed for their equine friends...and an agent that is going to use fully wooded property as your competition doesn't understand what selling a farm is about....call me for a market analysis on your property!

21+ Acres

Average List Price - $2,949,393

Average Sold Price - $2,690,133

Low List Price - $449,000

Low Sold Price - $375,000

High List Price - $14,000,000

High Sold Price - $14,000,000

To view all homes sold in Loudoun County in 2008 which had 21+ acres, click here.

Call Sonja Adams at 703-963-7407 for your FREE market analysis

Search for homes in Virginia

Loudoun County 11-20 Acres - 2008 Home Sales Year in Review

Sonja Adams (Samson Realty, LLC) — Wed, 04 Feb 2009 18:52:11 -0600

Everyone is by now aware that its a buyers market and we have a longer number of days on market before properties are selling. Below is a breakdown of the homes in Loudoun County with 11-20 acres that sold in 2008. Also there is a spreadsheet you can view to see the public records details on which homes sold for the year.

11-20 Acres

Average List Price - $966,716

Average Sold Price - $893,000

Low List Price - $499,000

Low Sold Price - $499,000

High List Price - $1,845,000

High Sold Price - $1,825,000

To view all homes sold in Loudoun County in 2008 which had 11-20 acres, click here.

Call Sonja Adams at 703-963-7407 for your FREE market analysis

Search for homes in Virginia

Loudoun County 5-10 Acres - 2008 Home Sales Year in Review

Sonja Adams (Samson Realty, LLC) — Sat, 24 Jan 2009 20:28:39 -0600

Everyone is by now aware that its a buyers market and we have a longer number of days on market before properties are selling. Below is a breakdown of the homes in Loudoun County with 5-10 acres that sold in 2008. Also there is a spreadsheet you can view to see the public records details on which homes sold for the year.

If you are looking to sell a small horse farm in 2009, this data is important to you. it will give you an idea of what is selling and for what price and with how many acres. What this data does not tell you though is which of these properties were actually true horse properties or had cleared acreage.

The horse owners out there understand what is needed for their equine friends...and an agent that is going to use fully wooded property as your competition doesn't understand what selling a small farm is about....call me for a market analysis on your property!

5-10 Acres

Average List Price - $719,226

Average Sold Price - $677,705

Low List Price - $239,900

Low Sold Price - $265,000

High List Price - $3,565,000

High Sold Price - $3,199,000

To view all homes sold in Loudoun County in 2008 which had 5-10 acres, click here.

Call Sonja Adams at 703-963-7407 for your FREE market analysis

Planning to Build Your New Barn?

Sonja Adams (Samson Realty, LLC) — Wed, 10 Dec 2008 20:25:18 -0600

Taking a client out to look at horse properties adds a twist to the home buying process. Many people who own horses have their own set of needs with regards to the property they buy and sometimes it is difficult to find the perfect property for them at a given time. Finding a house is a very individual process and when looking for horse properties, finding a house the buyer likes and the right set up for their horses in their price range can be a challenge.

Often, you will find a great house and not so great barn or vice versa. When this happens, sometimes the solution is buy the house you want and build your horse's home later.

When doing this, there are some important things to look for in the land. How wet is the land? Are you in a flood plain or low lying area where your property will turn to mud when its occupants move in and we have a rainy season? How hilly is the land? Is there a good spot for the barn (i.e. - flatter area located up and out of a water runoff area). What about a ring or a place to park horse trailers? How is the house situated to these needs?

This week has been particularly wet for the month of December. Its actually a really good thing for someone looking to buy horse property because you can get a real feel for what its like...if you are selling a home, it's good to at least know your property well enough to know where water sits and/or runs off. If there is no fencing, a prospective buyer can then have a really good feel for where to put fencing and the information the seller can provide may be an asset.

Another consideration that should probably be thought of very early in the process are the needs of the people living in the house. Its not unusual for a husband and wife or a significant other to have differences in their needs and having animals on the property can add a little complexity. For example, A client of mine recently purchased a lovely home that sits in the middle of a 25 acre lot. They are now planning the barn and fence lines. When I stopped by several months after closing and started talking to them about their plans for building a barn and putting up fence lines, we found some things they hadn't thought of. Often there is more than one person involved in building the barn - the horse person and the spouse, father/mother, or non horse person significant other...the needs of these individuals are probably different. For instance, dad wants the front of the house to look pristine but its also the prime location for a nice pasture or paddocks...what do you do? It pays to find out what each party in the home needs or thinks they need before starting. In the case of this particular client, they made a fencing change in their plans after discovering what dad wanted and where the best place for the barn was.

Ok, back to the barn....The next thing to consider is access to the barn via a driveway - can big trucks get into the barn area for hay deliveries, sawdust deliveries or feed deliveries. Is there a place to store the truck/trailer and tractors? How does the access to the barn effect your lifestyle? In other words if you are planning on building a barn and having boarders, is a driveway right next to your bedroom window ideal for traffic coming and going? Most people would say not, but sometimes the lay of the land leaves you very little option with regards to access to the prime location for the barn.

Building a barn is a very individual process. Some people can get by with a run in shed, or a shedrow type barn, others need the full center aisle. The needs really are dependent on what the buyer does with their horses. There are numerous barn plans online and many great alternatives if you need to keep the cost down...alternatively, there also is no limit to how fancy your barn can be either! Interview several builders to determine what their price includes...often things such as the driveway, prep work, electrical, water and the pad is not included in the actual barn building. So, remember to ask about these things when you meet with the builder!

Did I mention county and homeowners approvals? If you live in Loudoun County, you may want to check out this website for Permit information: http://www.loudoun.gov/Default.aspx?tabid=642

When looking at horse property take a horse person with you! An agent who has horses and has the knowledge will be a key asset in your home buying or selling process. Email Sonja Adams, your equestrian specialist, today at SonjaAdams@verizon.net for assistance in buying or selling your horse property!

Search for Homes

Sonja's Blog

6 Reasons why your house won't sell.

Ashburn, VA Real Estate Market Report 1st Quarter 2009 (Jan-March)

Friday Night Live Concert Series

Leesburg Flower and Garden Festival This Weekend - April 18th and 19th

Dulles Little League Opening Day Parade - April 18th, 2009

Seller's Guide to hiring a realtor.... whether its in Buffalo Grove Illinois or Topeka Kansas

Real estate Marketing 101- the good ole fashion way!

Buffalo Grove/ Long Grove real estate agent discusses why you should hire a local realtor!

Buffalo Grove / Long Grove agent discusses an important real estate strategy a week!

Earth Day at Loudoun 2009 Family Festival

Dulles Little Leage Opening Day Parade and Festival - Saturday April 18th, 2009

Leesburg Flower and Garden Festival - April 18th and 19th

Loudoun County Horse Farms and Country Homes 3+ Acres - Market Report for the 1st Quarter of 2009

Buying a Foreclosed Home or Potential Foreclosure Property

The Housing Market Will Come Back Just Like The Stock Market

Zero Gravity Comes To Dulles Airport - Float like a Bird

Lovettsville Horse Property For Rent

2009 Virginia Steeplechase and Pace Calendar

FreddieMac's REO Rental Initiative Announced on March 5th

Home Staging Advice Made Simple - Step 1 - How To DeClutter

Thinking of selling this Spring ? -- NOW is the time to start the PREPARATION !

If you are planning to put your home up for sale this upcoming Spring, don't be surprised if it creeps up on you, and that you find Spring is here before you know it !!

Contrary to many media reports out there, homes are selling right now !!!

... just make sure you do everything in your capabilities to make sure your home is one of them !

Good Luck !

Loudoun County 21+ Acres - 2008 Home Sales Year in Review

Loudoun County 11-20 Acres - 2008 Home Sales Year in Review

Loudoun County 5-10 Acres - 2008 Home Sales Year in Review

Planning to Build Your New Barn?