A home's interior paint most definitely impacts buyer perception - for better or worse. A common homeowner misconception about "fresh paint" is that it's an upgrade or improvement. It's not. Paint is a maintenance item, NOT an improvement.
Fresh, warm, inviting paint throughout a Charlotte NC home for sale isn't going to add a dollar amount to the value of the home but more important can be avoiding the negative consequences of buyer perception and reaction to neglected or mismatched interior paint.
Home buyers can perceive paint issues as a drawback. Translation: they'll deduct $ from what they're willing to pay. And it's not about the cost of paint which is relatively inexpensive. It's the hassle, time and energy involved in having to correct any paint flaws in the house that the buyer perceives.
Interior paint in a home for sale in Charlotte NC is certainly a factor and done well can enhance how a home shows, how it's perceived by buyers and help that house stand out from the competition.
What it won't do is increase the value of the house (because it's maintenance and expected to be in good condition), OR help an overpriced home sell. Paint in a home for sale is an accessory, it can help or hinder but will never be able to overcome a list price that's inflated and unrealistic. A fresh, well done paint job is good, but it's not a magic wand - price, condition and the competition are key. Paint's just one component of that package.
Whether buying or selling real estate in Charlotte NC, there will always be challenges and opportunities for you. What changes over time is what the current opportunities and challenges are and how they relate to your real estate goals.
At times, buyers face greater challenges and fewer opportunities. At other times (now) sellers face more challenges related to real estate in Charlotte NC.
For well qualified, serious buyers searching for real estate in Charlotte NC there are many opportunities in Charlotte NC real estate right now. On the flip side, for Charlotte NC home sellers, they face more challenges than just a year or two ago.
This doesn't mean every seller will be unsuccessful and every buyer will have a glitch-free ride to purchasing a Charlotte NC home. Understanding the current opportunities and challenges that relate to you and your goals in buying or selling real estate in Charlotte NC is simply another aspect of evaluating the current real estate market in Charlotte NC and how it relates to you!
Last week in Charlotte NC, the Mecklenburg County Commissioners voted to delay the revaluation of real estate property values for at least another year.
Property tax values were supposed to be revaluated in 2009 which would have been the first adjustment in property tax values since 2003.
Regardless of the market value of your home, your tax value for real estate in Charlotte NC (which is used to calculate your annual real estate taxes) will remain the same for at least another year to come.
Days on market for Charlotte NC real estate can tell a story that isn't always readily apparent. Learning the true days on market for a Charlotte NC real estate listing involves looking at the history.
Finding out if the house has been withdrawn or expired then "refreshed" can give insight to both buyers and sellers in the Charlotte NC real estate market.
Along with knowing about any changes in pricing, the length of time a house has been on and off the market can provide valuable insight to buyers evaluating a Charlotte NC real estate listing. For sellers it is an important piece of analyzing neighborhood activity - how long have the neighbors really been trying to sell?!?!
Days on market for real estate in Charlotte NC isn't always the same as finding out when the current listing hit the market, there can be a lot more to the story!
In NC, we have the option to work exclusively for a buyer, exclusively for a seller or to work as a dual agent - representing both buyer and seller.
Personally, I believe that just because we as NC agents have the option to work as a dual agent doesn't mean that's the right decision for everyone. I prefer to work exclusively with a buyer or exclusively with a seller, NOT for both parties.
I consider loyalty a pretty big deal, and that's exactly what's sacrificed when taking on the role of a dual agent. While working with clients I get to know a lot about them, their families, their goals and fears, confidential information that they wouldn't want the other party to know. I'd much prefer to be firmly on one client's team and be able to work for their best interests, giving advice, support and guidance as their exclusive agent.
Some agents may certainly feel that dual agency is a good fit for them and that's fine but it just doesn't work for me.
Buying or selling a home is a deeply personal decision for most people. There are tons of different reasons for purchasing or selling, from a first home, needing a larger home, downsizing, schools, different neighborhood or style of home. Whatever the underlying reason it will always be unique to that buyer or seller.
A real estate purchase or sale is inherently tied to individual needs, goals, desires and circumstances. Therefore, it should follow that their real estate agent takes the time to listen, learn and strive to understand each client's personal situation, their fears and concerns as well as the short and long term goals.
Clients don't care how many other people their agent is working for right now, they want to feel like they're the agent's ONLY client.
They want to know that their agent will be there when they need them. That they not only have support, but that their agent will take the time to listen to where they're coming from, where they're trying to go and what they fear along the way.
That their agent will be there to support them throughout the life-changing process of buying or selling a home, not just at the offer or closing stage but through the entire process. They don't want to feel like just a number (client 38426 doesn't have a very warm or personal ring to it), they want to feel like a real person who has a real agent.
You don't have to agree with me, but I truly believe support, service, responsiveness and partnership with clients are critical elements of the real estate relationships we as agents have with our buyers and sellers. The "business" of real estate is (in my opinion) very personal in nature.
Brokers, Buyers and Beverly Woods Neighbors are invited to take a closer look at 3542 Garden Club Ln this Sunday September 21st from 2-4pm. Located minutes from South Park in a quiet, established neighborhood, this Beverly Woods Home for sale is a must-see!
Great layout and tons of living space, this home is ready for new owners! 4 bedrooms, 3 updated full baths, screened porch, 2 car attached carport, hardwood floors throughout main level, maple cabinets in kitchen, large dining room with new atrium door.
Offering a bonus to buyers agents is a waste of time and energy. A bonus will not determine whether the house meets a buyer's needs, it won't change the condition of the house, it won't change the location of the house and an agent bonus has nothing to do with whether a buyer chooses to offer on a given property.
When working as a buyer's agent, my duty, loyalty and fiduciary responsibility are to the BUYER, not myself. This means that I'm looking out for my buyer's needs/wants/best interests, NOT whether a seller is offering to pay a bonus.
I realize this may be a difficult concept, but I take my duties seriously. It's not ever about my needs, it's about the CLIENT, the one who's hired me to professionally represent them!!!
When I see buyer agent bonus offers, I find it interesting because to me it shows:
1. Sellers are motivated, they must want to sell pretty badly
2. That list price is apparently not very firm if they're willing to offer a bonus on top of the offered commission split
What do I do when showing a house with an agent bonus offered? I tell my buyer clients and explain those key points about the apparent motivation and that the list price may not be very firm.
If a house that my buyers are interested in happens to have a bonus offer, I'll tell the list agent I'm not interested in the bonus and my buyers can deduct any bonus amount from the list price when they consider placing an offer. After all, if a buyers agent bonus has been offered, that's lowered the net to the sellers so why not just have the buyers take it off the list price when putting together an offer?
My bottom line is about finding a house that my buyers want to call home, no agent incentive will ever change or affect my client's needs and which house will be a good fit for them. I don't "sell" buyers on a particular house, I work with them to find them the most ideal house possible for the best possible price.
It's about evaluating properties, price, condition, features and how those match buyer needs and desires, not about giving buyer's a sales pitch. Listening to their needs and concerns while helping them evaluate properties, not trying to convince them they should fall in love with a particular house.
Marketing a listing should be about getting a qualified, motivated buyer in the door and offering on a house that meets what they're looking for in a home. Agent bonuses won't ever change buyer needs, price range, or motivation and at the end of the day, it's about finding the right BUYER for the house.
I assure you, if your listing seems to be a good match for my buyer clients, I'll show them the house. You really don't need to offer a bonus for me to help my clients find their next home, and if the sellers are motivated and willing to reduce their net, have them offer it to the buyers (closing cost credit, home warranty, list price reduction).
Maybe it's just my opinion but I think agent bonuses are among the least effective tools out there for sellers and list agents.
There's still no resolution on the proposed Wastewater Treatment Plant for "The Woods" community in Weddington. Located just southeast of Charlotte in popular Union County, neighboring residents have been vocal in their opposition to the wastewater plan for the proposed upscale community of homes in The Woods.
At issue is community access to sewer services. Since Union County sewer services are not available, the developer of The Woods (IB Development) has requested county approval for a community wastewater treatment facility located within the neighborhood itself.
Weddington residents have voiced their concerns, just some of which include the potential impact on neighboring properties/neighborhoods, health, and whether it would set a precedent for future developments.
The Woods of Weddington has a page dedicated to information about the proposed plant including technical and proposed ownership/maintenance of the plant. The Friends of Weddingtonhas a blog set up where they've posted concerns and articles relating to the ongoing debate.
Regardless of the outcome it certainly is an interesting local issue. If you're interested in attending the Weddington Town Council meeting on this proposal, the next scheduled meeting will be held at Weddington High School on August 18, 2008 at 7pm.
UPDATE, 8/19/08: Still no decision, meeting will be continued August 21, 2008, 6pm at Weddington High School
FINAL UPDATE, September 2008: Weddington Town Council unanimously denied the conditional use permit for the proposed wastewater treatment plant.
*It should be noted that this post is not intended as endorsement of either side of this issue, it is simply intended to highlight a very current and ongoing local development issue.
Are some buyers superbly well-qualified or dangerously over-confident? Well, could be either one but it's difficult to know when the buyer has decided on their own what financing they can obtain.
It's a normal question to ask a potential buyer: "Have you been in touch with a mortgage professional?" The response to that can sometimes be quite interesting. I've heard on more than one occasion lately: "No, but I don't see any problem qualifying for a mortgage". I especially like what comes after "No", as though that removes any need to contact a mortgage professional until they find the right house and want to make an offer.
You can tell me that you have $3 million in the bank, no monthly debt obligations and haven't had a late payment ever, but if you're going to be financing a home purchase, I'm still gonna have you consult with a mortgage professional.
It's not to insult you, and it's not that I don't believe you. It IS about helping you as a buyer obtain the strongest position possible and part of that is knowing a realistic price range that we have to work with.
I've been a buyer myself more than once and wouldn't even think of seriously looking at homes without knowing what I could realistically afford and expect to finance. Nor would I want to fall in love with a house only to learn it's outside of what a mortgage lender would let me borrow. Sure, I could go look at any price range I felt like, but I prefer reality to fantasy. Dreaming up what price range I want to look at isn't going to get me very far when it comes to actually purchasing.
The fact is, the mortgage landscape has changed. This isn't a commentary on the state of the lending industry simply a fact. Loan programs and standards that were available even months ago are gone, no longer available. The lending industry hasn't been relaxing what they require from buyers, they've been tightening their requirements.
For a buyer who hasn't purchased a home in a year, two, or more, the process and ease of obtaining a mortgage may be vastly different from their last experience with purchasing.
If you're considering buying a home in the near future, the time to talk with a mortgage professional is BEFORE you decide on what price range to search. It's absolutely crucial to have a realistic idea of what price point and loan program you'll qualify for and if there are any credit issues, debt issues, potential pitfalls that would make successfully obtaining a mortgage more challenging for you.
Then there's the added benefits of:
-Knowing that a lender's equally as confident as you are that you're a well-qualified buyer
-Being able to show a seller you're serious and not just "wishing and hoping" you can buy
-Stronger negotiating position when you do find the right house
-Avoiding disappointment and frustration when you find out what you really qualify for
-Having the ability to find a house to match the financing instead of the other way around
Unless you'll be buying the house with cash, the lender's opinion does matter and can save you a lot of heartache down the road. More than any other home search criteria, the realistic amount a buyer can finance or pay cash for is not optional. Whatever your realistic price range is, it's the one criteria that we can't change.
Confidence isn't a bad thing, it just means a lot more when you and the lender are both confident that you're a qualified home buyer, whether that's now or will take some time to work on getting you there.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
Brokers, Buyers and Beverly Woods Neighbors are invited to take a closer look at 3542 Garden Club Ln this Sunday September 21st from 2-4pm. Located minutes from South Park in a quiet, established neighborhood, this 
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