Richmond Virginia has some great investment options for parents right now in the area around Virginia Commonwealth University, the Bio Tech park, and Medical college of Virginia.
Some job changes and companies relocating have put some reasonable priced properties on the market and parents are scooping them up.
it makes sense if student is going to be here for 4-6 years depending on the major.
And with the 8000 tax credit for first time home buyers (put you child's name on property), the savvy parents can get down payment and closing cost back.
There are some stressed sellers who need to sell; they have already relocated to another city.
Several developers are building 600 + more apartments around VCU in the next year, so there is demand; but rent is wasted money.
Purchasing is a good investment. Rent out two Bedrooms to other students and keep one for your student.
Make him or her the manager and pay them a small sum to manage and write off their spending money on taxes. Talk to your accountant.
Richmond is a great college town. Cultural events go on almost every weekend.
There is the Asian festival, the Greek Festival, the Indian Pow Wows in King William, the Armenian food festival, the Folk Music festival, and tons of out door free music concerts.
See
www.venturerichmond.com
Face Book@ http://www.facebook.com/profile.php?id=736643159&ref=name
From: Wanda Fears ABR CRS GRI, Realtor, Long and Foster
Subject: Long and Foster Richmond Va. welcomes Voice Pad
Hello
Our company, Long and Foster, just went live on Voice Pad .
The system can be used immediately to identify "ACTIVE" homes listed in the MLS. This is very exciting and will be a helpful tool. Since we just went live, I am just starting to learn all its benefits.
You can use this system to look up any "ACTIVE" listing that has a street address that is listed in MLS. Anytime, Anywhere 24/7.
For example, call the Long and Foster Voice Pad line 215-337-4308 toll free. Put in house number of house sitting in front of. It will prompt you as to the street and you will hear a description of choices.
It will then send a listing brochure to your email once registered. Any listing from any agent is available to you, in the privacy of your home. Then email me if you interested in seeing on of them.
Email me to register you for this free service.
wanda@wandafears.com (your name , email and Phone number)
Let me know what you think.
Keep this number handy so you can use it at anytime!!!!!!!!!!!!!Voice Pad line 215-337-4308
I am happy to answer any questions you may have. Email me today!!!!!
Wanda Fears ,ABR CRS GRI, Long and Foster 804 909-2777 www.wandafears.com wanda@wandafears.com If you know someone who would appreciate the level of service I provide, please pass their information on to me, and I will take care of the rest.
Many thanks. Wanda Fears
Great for First time home buyers, VCU/MCV Parents, Sellers,buyers
There are NO easy sales these days. I do not pick the listings. I merely enter some search parameters looking mostly for price, size, age, etc. and MLS picks the homes. I am getting the competition. I do the best I can, with the information I gather. I study the data closely and adjust the comps. Even the last two months can change things.
You may have had your home appraised, but I know the market. I also know the advertising marketing needed to sell your home. This is not an amateur market. You need a career agent with much Real Estate education, like a CRS (like a masters) designation.
No matter which agent you eventually hire; have the faith in them. They are trying to do a job. They work for you. Trust them. Note: Real estate agents are no. 5 in the most stressful jobs today. Please be appreciative of their efforts. Lay people have no idea what goes on in the average day of a real estate agent.
Clients that second-guess a good agent, and I mean one with credentials and education; will lose most of the time. The agent usually loses too (a lot of advertising $ spent and the potential commissions). Remember we work for free until it sells. How long would most people work for free with out the promise of being paid. The average listing can take 4 months now to sell. Many never sell because sellers do not believe that the market will not give them more than what their property is truly worth.
As a Seller, you obviously enjoy researching and trying to determine property values; and you know a lot. There is so much information on the Internet today, but you do not do this everyday.
My livelihood depends on making sales. I cannot afford to spend 500-2000 dollars on a listing and then the seller is not prepared to listen.
That has happened several times this past year. I always think that if I give them enough data, and they get no contract, then they will listen. Wrong.
Condition, price and location determine the possibility of a sale.
There is no trend of agents listing at a lower price. I recently heard that from a potential seller. Most agents are listing at what the market dictates. If they were listing low, we would be moving more houses instead of an inventory of 9000 (Richmond Va.) listings on the market taking an average of 120-180 days to sell.
If by chance we could come to an agreement, and if you still decide to list at the higher price than I tell you; I will require an upfront advertising budget of 300. When and if the property sells, that upfront fee would be rebated off the commission. I cannot afford to advertise an overly priced property. You will then need to adjust your price every 30 days, to keep it on the market.
Often the seller may never drop the price or worse yet, pull it off the market. This is not an exact science. The price we decide to list for, may be right on or wrong. It is only a guesstimate. The market does not care what you, the seller, needs as profit to buy your next dream home.
Agents and buyers look now at tax assessment and what you paid for your home; it is a matter of public record. You are not the only one with access to lots of data. Buyers too, have access to much data.
Go check out open houses and see what the homes near you are priced at. What do you get for that price? Do not go look at houses to buy but houses like your property. This is your best avenue right now.
I hope this helps you Mr. and Mrs. Seller. Your agent is working hard to sell your home.
Remember when interviewing an agent, the above information may come in handy.
Many agents will list at the higher price, basically buying the listing; but if it does not sell, you both loose.
I hope you are viewing your market snap shot of homes values in you area. It is always nice to keep up with the market. I hope you and family still are enjoying your home.
Here is another report on the Richmond Market in general. Your financial planners keep you abreast of your investments. I am also trying to keep you abreast of one of your largest investments.
Call me if you have any questions and please recommend me to friends and co-workers looking for a good Realtor.
A CRS designated Realtor is like having a masters in real estate. Since the market slow down, I have taken the opportunity to further my education.
I stay on top of the market and the influence of the Internet in today's market for sellers and buyers. It's a great time to buy and sell a house. Even if one does not get what their neighbors got last year, their buying power is so much stronger this year.
Yours Wanda
Wanda Fears, Realtor ABR CRS GRI Long and Foster cell: 804-909-2777
www.wandafears.com e-mail:wanda@wandafears.com
Central Virginia Area Housing Market 2008
• Virginia and the Central Virginia region have fared much better than the U.S. thus far, and are expected to do so going forward. • The Central Virginia region ended 2008 with overall home sales down 23%, but average home prices down just 3%. • The number of pending sales at the end of 2008, while down from 2007, was not down by as much as sales, indicating a potential for improvement in the first quarter of 2009. • As of the end of the third quarter, the U.S. foreclosure rate was 1.84% of housing units, and in Richmond metro it was 1.03%. Of the 100 largest metro areas, Richmond metro ranked 73rd in foreclosures. Central Virginia Housing Market Trends - Fourth Quarter • Fourth quarter 2008 sales were down 33% in the CVR MLS compared with the fourth quarter of 2007. o In the Richmond Metro Area, sales were down 21%. In the Tri Cities area, sales were down 31%. • Prices were down by much less than sales in the fourth quarter. Across the CVR MLS, the average sold price was $246,637, down 8% from the fourth quarter of 2007. o Prices were down 14% in the Richmond Metro Area and down 5% in the somewhat lower-priced Tri Cities Area.
• In 2008, over 11,200 homes were sold in the CVR MLS, with more than 80% of home sales occurring in the Richmond Metro Area. • Overall home sales in 2008 were down 23% compared to 2007. Home sales were down fairly uniformly across the region.
• The average price of a home sold in the CVR MLS in 2008 was $264,467; down just 3% from the 2007 average price of $273,032. • Prices were down 3% in both the Richmond Metro and Tri Cities Areas. Some local markets experienced flat prices or even slight increases in 2008. • Nearly three-quarters of homes sold in the CVR MLS had a sold price below $300,000. Only 7% of homes in the CVR MLS sold for $500,000 or more.
"Selling your home to the next Generation of Buyers"
In case you have not heard Echo Boomers are the kids of the baby boomers. They way out number the baby boomer generation, and they are the new home buyers over the next few years. There is a projected housing shortage in 2011 because of their demand. They want 24/7 info. social networking, lots of information and most of it anonymously
if you are selling your home, it is important to hire and agent to seek these buyers out. Your want to hire an Internet savvy agent with lots of credentials, like ABR( Accredited Buyers Rep), CRS ( Only 4% of real estate agents have this coveted designation,Certified Residential Specialist), and GRI ( Graduate of the Real Estate institute.
Today's seller should want their listings on Zillow, Craig's List, and 30+ other major sites. The seller's agent must go where the echo boomers go for information and to get the listings sold.
As a seller, you may think that you do not need help putting your listing on these web sites.
A professional agent that does this as a full time career agent is the best source of where to, and what to, put on these sites.
Seek out a CRS Designated Agent today, a listing agent that has taken the social networking and technology courses in the last 2 years;
One that is keeping up with our challenging and changing times.
As a seller you will be glad you did.
These are not amateur times we are in.
Go to www.804property.com Free market reports about on your home’s value
24/7 Marketing?
This means that I market your home 24 hours a day, 7 days a week. What the consumer wants today is information quickly, easily, honestly and without the traditional hassles. Successful marketing hinges on this exact concept and this is exactly what my 24/7 marketing plan offers.
Why Use 24/7 Marketing?
The traditional Realtor ® guards information as secret and privileged. Ever tried to find out the information you want on an advertised home? Frustrating, isn’t it?
I take a different approach. My 24/7 marketing plan is designed to offer the consumer all of the information they need easily and at their convenience without all the hassles.
And How, Exactly, is This All Achieved?
My pledge to you, as my client, is to get the highest price for your home, the most favorable terms, in the least amount of time and with the least inconvenience to you. Even in good real estate markets, the competition is tough. My job is to market your home to get it sold. My Pro-Active Marketing Plan includes, but is not limited to, the following:
My Marketing Plan
• First, I analyze the recent sales and current listings within your geographical area and conduct a detailed inspection of your home. I use this information to determine your home’s fair market value as well as for marketing purposes. The market analysis enables me to develop a target market for your home, that, together with the right price, will generate the optimal number of prospects. • A Long and Foster sign with my name on it will be promptly placed on your property, if possible. I will be marketing your home in a number of ways and the strong Long and Foster sign attracts prospective buyers. My name and contact information appears on the sign to ensure that interested callers will be directed straight to me, the agent who knows more about your home than anyone. • I promote your home 24 hours a day to the entire real estate industry and the world through the local Multiple Listing Service (MLS). With MLS entry, your home will be exposed to thousands of agents and their buyers immediately. • I will take multiple photographs of your home and/or arrange for a virtual tour to be used in both color brochures and other advertising. My attractive, colorful advertising materials are very professional and promote the best features of your property. • An open house for local real estate agents will be scheduled as soon as practicable. This is an outstanding opportunity to provide your home with early exposure to salespeople who are working with today’s buyers. • I promote your home 24 hours a day, 7 days a week through my explosive Internet marketing plan. Hundreds of people visit my website and e-mail me with requests for more information regarding listings and local area real estate. In addition, your home will be marketed on the top real estate websites in the country. • I email home information to prospective buyers. My interactive website offers 24/7 access to information on any homes for sale. Buyers are automatically updated daily via email if they desire. This innovative tool is invaluable for marketing my listings. • Unlike many agents, I always give complete details to prospective buyers who inquire about your property. That includes price, street address, bedrooms, bathrooms, square footage and whatever else the prospect might want to know. • In addition, I use the reverse prospect search feature on the Multiple Listing Service. This allows me to match your property with the vast resource of buyers in the system and proactively notify other agents even before they have the new listing information. • In short, you will enjoy a wide spectrum of full media advertising opportunities. Your home will enjoy the full impact of my broad, professional coverage, including: display advertising, national and international advertising in magazines and web sites, Internet advertising (every day, 24 hours a day, until it’s SOLD!), target marketing, brochure boxes, yard signs, brochures, open houses, agent-to-agent advertising, and more. My Pro-Active Marketing Plan is designed to encourage prospects to call me.
If you can have 24/7 MARKETING, why settle for anything less?
Wanda Fears, ABR GRI CRS Realtor Long and Foster Richmond Va. wanda@wandafears.com Call 804-909-2777
This is an update on your market in Richmond Va, and comments on the market in general.
Granted it has been a trying year, but Richmond has not fared badly. Average prices in the area are from 250-280 with many better than average deals out there. There is plenty of good inventory at premium prices as sellers are offering reasonable negotiations. Every month we list and every month we sell homes.
National Association of Realtors reports home sales in August were up 3.1 percent over July. We are selling 5 million plus homes a year. The median existing home price was 212,400. Down 7.1 % from last year. Even Florida and California are selling again. Builders are letting inventory drain off. That is good news for exiting home sales. This should help bring supply and demand back in to balance.
Interest rates remain in the 6's. My interest rate 15 years ago was 7.25. Yes, you need a down payment now. No more 100 % loans. But we have found that people need to invest in their homes. They will have a financial loss, if they don't pay the mortgage. And yes, people can no longer use their house as checking accounts. One buys a car with a car loan, one buys furniture by saving, and one pays off credit cards as soon as possible. Since when is it okay to use your home as a bank. It's like putting a lien on your home, each time you write an equity line check.
Investments mean just that. You put a down payment on a property. You upgrade where its needed, and you make repairs when it's needed. You live in it for 5-7 years, you sell it for a good price, and you make a profit. Then you reinvest with more money down the second time. Third time. Fourth time.
Let's all get back to the American dream of responsible home ownership. If you have friends or family who still rent and seek to improve their net worth; Encourage them to save and invest in America. Own aHome . Don't let politicians,wall street or nay-Sayers discourage them from doing what Americans have always done.
It is firmly believed that April 2008 marked the bottom of the US housing market. Many of these mortgage companies have been holding on to bad debt with their head in the sand, hoping it would go away. That is why you are hearing so much about it now. The bottoming is happening right now. The mortgage companies are now acting more responsible. The housing bust is now 3 years old. Housing prices peaked in July 2005.
The boom made housing un-affordable for many American families,especially first time home buyers. These first time home buyers are needed to keep the market viable. As a result it now takes 19% of income of the average home buyer, and 31% of the first time home buyers monthly income to purchase a home. These were the levels of income needed in the 1990s and early 2000s for a home purchase. With prices dropping 10-15 % in the last three years,homes are back to being affordable.
Most home owners will now see a a slow increase in value, as buyers come back into the market. More home sales and smaller price declines means fewer homeowners will be upside down. They will thus have less incentive to walk away and opt for foreclosure. When there is this stabilization of values, there will be a huge impact on economy. Perceptions will change.
Yours Wanda Fears, Realtor ABR GRI CRS
"one of 4% of CRS designated agents in the country"
Please email or call me if you have questions about our market.
Buyers expect a home to be in good shape. Replacing the roof and painting, replacing the HVAC are not value added in a buyers market. They are expected!
If a seller neglects their home, and decides to sell; they will be hard pressed to recoup these costs in a higher sales price.
Buyers are looking for homes than have been maintained during ownership, and value those homes more than quickly fixed up homes for resale.
Many home repairs, if not made promptly, will cause other problems.
Leaky roof may cause the sheathing to be replaced, as well as mold and drywall issues.
Uncleaned and unmaintained gutters may case water to back up and ruin the wood trims around the house.
Plumbing leaks under the house again cause mold.
Not changing air filters cause the HVAC units to work harder and less efficiently and shorten life span.
Caulking in baths and under toilets,not kept up can cause replacement of bath flooring.
Fireplaces not cleaned can cause overheating and crack and are very expensive to repair.
Clean, clean, clean. Windows, baths, closets, kitchen, light fixtures, attic, yard, garage. Even clean older worn carpets. Put the brightest light bulbs the fixtures will allow in all sockets.
Why is it people are more aware of changing the oil in their car, than keeping up with maintenance of the biggest investment they own.
Sellers need to consider a pre-sale inspection and offer it to the buyers prior to a contract. Leave it in a note book on the table with the listing information. This easy access can put buyers at ease and more apt to write a contract if everything has been disclosed and repaired.
Leave the major renovations to the buyer, but offer them a solid and well kept home.
"Remember do unto others as you would have them do unto you." (Most sellers are buying a home too)
Homes prices in Richmond Virginia ,especially condos, are good buys right now. A 4 BR room house can house 4 students or better yet a condo may be just the thing. 2 or 3 students can live comfortably and have access to a kitchen and can study with out going to the library. Condos are being priced competitively around 125-225,000 near VCU.Houses are priced around 225-275,000.
Sellers are more reasonable and buyers have great interest rates and good inventory from which to choose. Builders are giving many upgrades and pricing nicely for a good return in a few years. The market is not going to stay down for long and your students still have to go to school ,as well as other students in the years behind them. So you have built in buyers or rental property for ever.
There is no time like the present to buy a home, second home, or possibly a condo for that College attendee. Ask about crunching the numbers and how they work for buying a condo or townhouse in a city of universities.
Your future graduate can save on room and board if you get the right property. Roommates can help pay the mortgage. Parents or students will often come out less in debt. The condo appreciation can cut the education debt of a student in 4-6 years.(i.e. medical students, law students, or graduate school).
For years foreign students parents have been buying condos for two or three brothers and sisters attending the same university. 600 a month per student is Lot better than 1200-1800 for the price of room and board.
The condos near Virginia Commonwealth University are very industrial,( less worry about damage,concrete counters bamboo wood floors and brick walls. This is what the kids want.They are near school and with in walking distance of the school hangouts. A bike is all they need, save on cars and car insurance.Parking is a real problem at the school and also has a cost. A good old fashion walk is healthier.
Condo pricing numbers work , usually saving the parent at least half of the housing cost of an average student.Apply those savings to education bills. Let other parents save too, and let them help pay your mortgage.
Many Universities only guarantee 1 year in dorms and they still are expensive. So Think about an investment in real estate, to offset you education costs.
Main street have always been less risky than Wall street.
What to Know if selling your home in Today's Market!
In today's market sellers must be prepared with information to help market their home to the best potential.
Know where buyers are looking and make you home as marketable as possible. Most of all hire a good Realtor.
Realtors get also 14-16% higher price for a property than a seller can themselves. So its better to high a professional who navigates the market everyday.
Through advertising, loan procurement, inspections, arms length negotiations, qualifying buyers, staging, and general recommendations; agents pay for themselves.
Where else can you hire a professional to work for you for 6 months with no promise of a paycheck and pay for all your advertising up front.
Agents take a big risk, but a seller can help by hiring and listening to that agent.
Also check the an agents designations ( those letters behind their name).
An agent who keeps up with the market and with education is a agent that values his or her career.
Did you know that only 4% of agents in country have a CRS designation. If you find an agent with a CRS, you have found a top producer, and one with basically a masters in real estate.
A GRI is a college degree in real estate, and a ABR is their specialty, specializing in buyers needs.
Here is what buyers want:
• 98% of Internet buyers found the Internet to be the most useful source of information
• 74% of buyers drove by or viewed a home they found online
• 61% of buyers walked through a home first viewed online
• A buyer is nearly 5 times more likely to find the home they purchase on the Internet than in a
newspaper
• A buyer is 24 times more likely to find the home they purchase on the Internet than in a home book
or magazine
• Most important features when searching for homes online:
• 84% photos
• 81% detailed property information
• 60% virtual tours
• 43% interactive maps
• 37% neighborhood information
• 52% of all Internet buyers searched REALTOR.COM® , more than any other real estate related site.
For a free market snapshot of your home in Richmond and surrounding area go
Homes prices in Richmond Virginia ,especially condos, are good buys right now.
A 4 BR room house can house 4 students or better yet a condo may be just the thing. 2 or 3 students can live comfortably and have access to a kitchen and can study with out going to the library. Condos are being priced competitively around 175-225,000 near VCU;Houses 200-275,000.
Sellers are more reasonable and buyers have great interest rates and good inventory from which to choose. Builders are giving many upgrades and pricing nicely for a good return in a few years. The market is not going to stay down for long and your students still have to go to school ,as well as other students in the years behind them. So you have built in buyers or rental property for ever.
There is no time like the present to buy a home, second home, or possibly a condo for that College attendee. Ask about crunching the numbers and how they work for buying a condo or townhouse in a city of universities.
Your future graduate can save on room and board if you get the right property. Roommates can help pay the mortgage. Parents or students will often come out less in debt. The condo appreciation can cut the education debt of a student in 4-6 years.(i.e. medical students, law students, or graduate school).
For years foreign students parents have been buying condos for two or three brothers and sisters attending the same university. 600 a month per student is Lot better than 1200-1800 for the price of room and board.
The condos near Virginia Commonwealth University are very industrial,( less worry about damage,concrete counters bamboo wood floors and brick walls. This is what the kids want.They are near school and with in walking distance of the school hangouts. A bike is all they need, save on cars and car insurance.Parking is a real problem at the school and also has a cost. A good old fashion walk is healthier.
Condo pricing numbers work , usually saving the parent at least half of the housing cost of an average student.Apply those savings to education bills. Let other parents save too, and let them help pay your mortgage.
Many Universities only guarantee 1 year in dorms and they still are expensive. So Think about an investment in real estate, to offset you education costs.
Main street have always been less risky than Wall street.
Updates on real estate market in Richmond, Virginia and surrounding counties such as Chesterfield, Bon Air, Chester, Midlothian, Hanover, Glen Allen, Henrico, Richmond, Virginia. Also thoughts on market changes in 2009, Information on housing for sale at Virginia Commonwealth University,
www.wandafears.com
wanda@wandafears.com
804-909-2777
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.
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