Are we entering a Buyer's Market?

I am sure all the sellers out there have enjoyed the summer months, multiple offers and ability to negotiate up on the sale of their home, selling quickly and walking away happy and lucky! Recent market trends have proven there may be a halt in the ability of sellers to still have the reins of the market. A recent report published by ARMLS® STAT - November 8, 2013 here in Phoenix indicates the shift in the market is coming and perhaps a little faster than some may welcome. What does this mean for you? If you are a seller you will be noticing days of market is a lot longer than 4 months ago, coupled with a median price that has remained flat over the last 4 months and a typical homeowner having to reduce their asking price several times or be willing to negotiate with the buyer more for the buyer's benefit. But in turn that means a better deal for you the buyer as well if you are looking to move. It is extremely hard in a cyclical market to not only sell high but find that bargain buy that is your dream home for low as well. Remember as a seller what your main goal is, if it is to buy a different, better, bigger, smaller, more affordable, less maintenance, shorter commute, another state, single level, bigger back yard, more garage space, RV gate, more land, etc. The price that you will receive for your home is only relevant at the time that you wish to sell and therefore if you wait until you can get exactly what you think you should get for your home, your opportunity to buy and get a deal on what you want may have already passed you by. In 12 years of real estate and seeing all the ups and downs and market changes I know that if you wait too long for the perfect situation you not only lose out on what you wanted to get or the price you wanted to pay for something new, sometimes you must come down in sales price on the sale of your home so much you can't even make the deal happen. From personal experience I have learned that sometimes us, even as professionals in this industry get caught up in the greed of the market, in the fluctuating risk taking that we can lose a lot more than we have ever anticipated. Years ago my husband and I bought 5 acres with the intention of building a rather large home that we would have and live in for the rest of our lives, a planned "mother's suite" and all. At the time the interest only loans were hot and we decided to put a good chunk of money down, pay a monthly payment and build a little equity in the other 3 investment properties we owned at the time, sell them all, build a brand new home and owe very little. When the market crashed and only 1 of those homes produced any equity (which was used to pay the bills when hubby got laid off) and surly not enough to build our new dream home or pay off the loan on the land, we split the land hoping to sell 2.5 acres for what we owed on the whole 5 and pay off the other 2.5. At the time we wanted top dollar in order to pay it off, instead of selling it and paying down the loan on the whole acreage. This when the market started to crash, banks discontinued loaning on land and halted construction loans at the time. We in essence couldn't give the land away. We started the short sale process which never panned out and ended up walking away with nothing but a $58,000 bill that we had to settle in court as well as our hefty down payment and interest only payments we made for 6 years. Not something I would recommend for anyone out there. Why am I telling you this- the consumer? The person I want to trust me to assist them in making the right decision when buying or selling? What makes me credible if even I make mistakes? I want to use myself as an example of my greed stepping in and wanting the most for my property because I thought it was worth it and I was emotionally attached. I didn't see a bigger picture, I didn't anticipate further market changes. I just wanted everything to work out to my benefit which is something we often do. We lose site of the bigger picture, a home, land, investment, product is only worth what it is worth at the time someone is willing to pay for it. Simple supply and demand. It doesn't make me a bad Realtor, it only makes me human and more able to connect to my clientele out there. Please seek professional advise and assistance whether it is mine or someone else's when selling your home. Even though it may be ultimately your choice if you want to sell your home, what you want or need out of it and if it is even feasible for you. If you are considering buying or selling sit down with a Realtor today. Go over your goals, expectations and risks. Weigh the options of what you are wanting to do and make a decision based on current market and your situation. Below are the current market conditions to help you understand the shift that we are all about to face. Year-over-year: 2011-12 - 2012-13 The amount of sales year over year dropped 13.9% and 4.3% month-over-month The amount of new inventory rose 8.9% year-over-year and 14.1% month-over-month Total inventory rose 15.3% year-over-year and 11.9% month-over-month The average list price of a home went up 19% year-over-year The average sale price went up 18.6% year-over-year However, the average sale price has remained flat since July of this year. Pending foreclosures went down 53.9% year-over-year Short sales went down 72.3% year-over-year This is showing a shift of traditional non-distressed sales dominating the marketplace. Investors are looking to purchase the distressed homes due to the possible return-on-investment. When the traditional sales dominate a marketplace slowing occurs due to less homes being bid on for that "great" deal. October sales declined 13.9% and inventory in October increased 11.9%. This is a huge indicator of a shift in supply and demand that will make an impact on the market and turn it into more of a buyer's market than a seller's market. (statistics obtained through ARMLS® STAT) If you or someone you know is looking to buy or sell or just wants to stay current on the marketplace and would like to receive weekly updates, please follow my blog for the most current information.

Buyer Advisory

Are you looking to buy a home and want as smooth of a transaction as possible? A Realtor can really help you find the right home, negotiate the contract and look out for your best interest. There are however things that you can do to help you decide if the property is the right one for you. I am not talking about location, cosmetics or amenities! I am talking about all the things that you don't see but would LOVE to know about. When you are looking to purchase a home your Realtor should give you a copy of the Arizona Department of Real Estate's Buyer Advisory which is frequently updated when new information becomes available. Included are various websites that you as the buyer can research and find out more information than may be provided by the homeowner who is selling their home to you. This form is often not given until you sit down to write a contract. But I believe that if you had a chance to pre-plan about the area in which you want to live, or you are trying to narrow it down, this document provides you with the essentials you need to get started. If you have questions or are considering purchasing a home, this document may help you find answers with added benefits to helping you make one of the largest investments in your lifetime- buying a house to call home! Click on the link below to take you straight to the advisory information. You local Neighborhood Realtor, Dani Miller/ Solutions Real Estate: Buyer Advisory

Home Warranty and Repair Costs

When buying a home we are often consumed with what the immediate costs are to close on the home and what the decorating and furnishing costs may be as we are getting ready to move in. A lot of times when buying a home we don't consider what costs may arise down the road, and if buying a resale home there is no guarantee how soon "down the road" might occur. As a Realtor when buying a resale, I always suggest to my clients to make sure the ask the seller to provide a home warranty. If this is not possible, I suggest they pay for a home warranty when they purchase the home. This pre-purchase gives the buyer the piece of mind that within the first year they own the home their repair costs will be minimal (initial cost of the home warranty and a service fee associated with any repair item). Some home warranty companies will offer paid extensions after the first year. There are also home warranty companies that will provide home warranties to owners in existing homes, not ones just recently purchased. Without a warranty you may incur larger costs. Here is a quick guide to find out how much you may spend on the following repairs. This may help you budget and or create a separate bank account you can put money into in order to save for these repair needs down the road. HouseMaster, a home inspection company with 300 franchises nationwide, said that based on a study that evaluated 2,000 inspection reports, the typical costs of major repairs are: •Roofing: $1,500 to $5,000 •Electrical systems: $20 to $1,500 •Plumbing systems: $300 to $5,000 •Central cooling: $800 to $2,500 •Central heating: $1,500 to $3,000 •Insulation: $800 to $1,500 •Structural systems: $3,000 to $1,500 •Water seepage: $600 to $5,000 If you are interested in more information on Home Warranties please feel free to call or email me and I would be happy to give you more information on the companies available.

The 3 things that scare you most about buying a home

Buying a home must be up there with public speaking and the remake of The Exorcist for frightful experiences, but many of us will buy a home, speak publicly and watch that movie again and again in our lifetimes. By giving you a few of the “behind-the-scenes” secrets, we hope to help you deal with the three things that scare you most about buying a home. The Cost The greatest fear that people have about buying a home is being able to afford it. This is what keeps us awake at night – calculating and recalculating how many lunches we have to pack instead of going out with the gang, to be able to make the mortgage payment. The biggest secret to dealing with this fear is working with a great Lender and getting pre-approved BEFORE you start looking at homes, and being realistic about what you’re willing and able to spend. If you need a referral I have some great sources that I have worked with. They are a great place to start when wanting to know what you qualify for in a home. The Lender will give you a range of loan options available and if asked, will give you a realistic projection of what you can REALLY afford, considering your budget and lifestyle. They can give you an approval but also a house price range that is within your monthly payment desire. Sometimes people make assumptions of what range of home they can buy based on what they “think” that their comfort level is for a monthly payment. Sometimes it can be way off and you can actually afford more of a home which opens you up to more choices. We all like more choices! The Commitment Women like to stereotype men as having a fear of commitment – but when it comes to buying a home, we’re all susceptible. Buying a home usually means committing money and time (at least a year – usually more like five years and in some cases even more) to being in one location. If you’re just finishing a degree or training, or you’re not sure that you’ll be in the same position for a while, you may consider waiting until your life is a little more stable. The behind-the-scenes secret to dealing with the fear of commitment is in buying a home that will resell easily – that has features that other people will want. In addition, you can get a two-step mortgage that allows you to pay a fixed rate for a certain period of time, and a flexible rate later on – so you can get out of the loan easily after the first step. The People Who can you trust in this home-buying process? This is a big investment we’re talking about. And it seems that everyone is out to make as much money as possible OFF of you! There are sellers, real estate consultants, lenders, builders, movers, and attorneys, all of whom may be strangers, and have a vested interest when you buy a home. It’s easy to be afraid they’ll take advantage of you. The behind-the-scenes secret is to check their references. Really! Many lenders and real estate consultants operate on a “By Referral Only” basis – in which they ask clients to refer them to others they know are buying a home. Those who offer “lifetime relationships” and other services (like free reports and seminars on buying or selling homes) are already striving to meet your needs. In reality, they are NOT all out to get you – because in the long run, the BEST business strategy is to make sure that you get what you need and want in a home.

Moving this Summer- Plan Ahead Summer is the busiest season for a move. People want to be in their new place before the next school year in most cases, and around here this can mean by the middle of July due to the school system calendars and start dates, summer usually means more people can help. Whether you are buying or renting moving can be time consuming, exhausting and stressful, no matter how happy you may be to go to a new location. Listed below are a few tips that may help save you time and stress, especially in the heat of our beautiful state of Arizona. Remember 1 key factor- STAY HYDRATED! Have plenty of water on hand and make sure you are drinking it! Experts also recommend chilled fruit will keep you hydrated and your energy levels raised to get through your move. 1. Save packing and unpacking boxes in your home for the heat of the day, where you can stay inside from the heat. Pack up moving trucks, trailers and other forms of transport for early morning or evening when the sun is not so hot and the temperatures are a little cooler. 2. Take photos of each room before you pack and before you arrive at the new place with furniture, plants, appliances and all of your belongings. Write down where you are going to place items, carry it with you on moving day so you have an idea where your belongings go. Or at least mark each box for the room it will go in, this way if you have others helping you move they will know where to place the boxes that are packed and sealed without having to open them to see where they go. If you can make a list of the major items that need to be re-assembled that you may have had to take apart to move. Be sure to put parts in baggies labeled what and where they go so you don’t end up looking for the two screws and sleeping on your mattress on the floor because you cannot find the parts to assemble your bed! Instead of taping these bags to the furniture they belong to, label them and put all the parts in one box to carry to the new place. 3. Plan your move. Start early. Everyone has plenty of items that we don’t use every day that can be packed up early. . Whether it’s one room, one cabinet or a drawer at a time, you probably have years of accumulation. The sooner you can sort through this stuff the better your move can be and you will take less with you that needs to be unpacked and put away. 4. Make categories when sifting through your items: CHARITABLE DONATIONS, GIVE TO A FRIEND, RECYCLE, TOSS OUT, PACK NOW, GARAGE SALE, KEEP HANDY UNTIL MOVE. You’ll be surprised at how much you can donate, recycle or give away to friends. This can keep you from being overwhelmed with the task at hand the day before you move. 5. Moving is NOT easy. Plan ahead. If you have children or pets, consider getting someone to watch them on moving day, family or friends can help out not only with your move but distracting your loved ones that can make your move sometimes more difficult due to the attention that is required. We all love our kids and pets but moving day is really not a place to show true love! 6. If you are moving electronics that are hooked up to each other, consider taking photos so that you know how they need to be hooked back up to one another when you arrive. Hooking up TVs, DVRs, DVD players, speakers, theater wires, computers and printers can be overwhelming if you don’t know exactly where each wire needs to go. Before unplugging any wires for the move, take a photo of the connections. You may even want to print the pictures out and label them in detail, this may take an extra few minutes at the beginning but saves you time in the long run. 7. Make sure to pack anything that might leak in a separate box lined with plastic or put these items in plastic bags to avoid major messes when you arrive at the new location. No one wants to have boxes fall apart due to access wetness. Especially with the heat you want to consider avoiding products that can get ruined in the heat of the move. Store cleaners, lotions and sunblock in cooler places. 8. Don’t forget to change your address with the post office and find out all of the utilities and services you will need to have on in order to be prepared in your new home. No one wants to come to moving day and have no electricity or running water on in their new home. Make sure to leave utilities on in your old place as well until you have completely moved out and cleaned up. 9. Dress appropriately, not only should you wear light clothing to help you stay cool you need to wear shoes that will be flexible, not inhibit your movement but also protect your feet and toes from anything that may get dropped on them. One rule of thumb my husband always says is if you are moving heavy things or doing a job, your feet should not look like you are headed to the beach! Avoid flip flops and wedgy sandals= avoiding accidents! You should also keep away from loose fitting clothes which are susceptible to getting snagged by the items you are moving. 10. Moving perishables. Try to consume as many of these items before you move. The less you have to stick in coolers and keep cold the better off you will make sure to move these items safely. No one wants to end up with food poisoning at moves end. Not many people like to move so remember that Being Patient + Planning Ahead + Being Safe = Less Stress and More Success when moving!

Things to Consider When Buying Land

Are you thinking about buying land? Are you buying it for you to build on or for an investment? There are several things you will want to consider before you make your purchase. Is it in a good location? Or up and coming area that is hot? What type of lot are you considering? Small- Acreage? Do you want to buy a large piece and have it split? Can it be split and what are the restrictions to do so? What is it currently Zoned, can the zoning ever be changed if needed? What types of permits are required to build on the land? How easy are they to obtain? Is there water to the property? What type? Well? Local franchise? Hauled? Is there electric or gas to property or how far away is it. Can it easily be brought to the location and what are the costs involved. Is there a septic in place or does one need to be put in? If so has it been inspected? In order to buy the Arizona Department of Environmental Quality will require the septic to be certified for use. What are the restrictive covenants if any? Can you build any type or size house or building? Are there restrictions on whether you need a single story? Is there a minimum square footage of home that must be built? Are the roads dirt or paved? Will there be issues with heavy rains on the dirt roads? Will there be flooding? If the roads are going to be paved in the future will there be a cost to you as the land owner? Is it in a flood zone? What are the restrictions to build and the costs of homeowner's insurance once my house is in place? Are there any liens or easements connected to the neighboring properties or in place by the city or county for utilities or road expansion? Will I have to have a survey to build? Who does the survey and what are the costs associated with this? Is the land raw currently? What is the procedure in getting the land ready for building? This and any other questions need to be answered before you decide to buy land or pick the right spot for you and your needs. To get started contact your Realtor who knows about land and can point you in the right direction to get your questions answered. The county or city you are thinking of purchasing will have a Planning and Zoning Department that can answer more specifics on the use of land in certain areas. Also get a recommendation for a local builder or contractor who is familiar with the area you are looking and what costs may be associated with your purchase. Remember, everyone is looking for a deal but if you buy the cheapest piece of dirt and end up putting 3 times as much money into getting it ready to build than the little bit more expensive piece to start you may want to consider buying a more prepared, more expensive piece of land to begin with. Dani Miller Solutions Real Estate

Choose the Right Floor Plan

Buying New or Resale- Choose the RIGHT floor plan for you! I was speaking with a client the other day about the importance of having separate rooms for kitchen, dining, living and family to accommodate all their current furniture even though they had decided to downsize their overall living space. It was then that I was reminded that not all people want that open great room feel that so many people are after. I guess this is why builders offer an array of different floor plans. If you are considering resale you may be limited to just what is currently on the market and have to keep searching for the right home or settle for what is available and make it work. When buying a home if you are looking to buy new you can choose a floor plan that fits your needs because most builders provide a few different choices of floor plans considering that buyer’s tastes differ. Decide with each room what you are looking for so it reflects the lifestyle you are living. Consider whether or not you are interested in a great room for entertaining, or you are more of a formal separate dining and living room plus a family room kind of person. Contemplate where these rooms are located and what purpose they will have for you and your needs. Do you eat regularly at the table or are you considering more of an informal kitchen with a large island that you can place barstools at for every day dining, or does a breakfast nook with a window view appeal more to your senses. Do you cook or bake a lot? Entertain? How much space do you need in your kitchen to be efficient at what you are trying to accomplish? Do you have kids and what are their ages? Are they young kids that want to be where the action is and don’t spend too much time in their own room? Are they teenagers who only want to spend time in their room and need the space to accommodate this? Are they sharing a bathroom? Do you need more than one sink, a separate door for toilet and shower to accommodate them? What about separate entries from each room like a Jack and Jill bathroom can offer. Do you wind down in your master bedroom at night? Or work out in the morning? Do you need extra space to get ready? Or do you just use the bathroom and climb into bed at night with no need for a large master sitting area because you prefer the space be out in your living area? How much time do you spend outdoors? Is the porch or patio a significant size if you are choosing to entertain? Most new builds do not come standard with backyard landscaping. What plans do you have for your backyard? Are the homes you are looking at providing adequate space to fit your needs? Will you buy a house with a pool or put one in? If so you may want to consider the closest bathroom to outside and if there is a separate entrance or what type of flooring will be encroached upon every time someone needs to come inside from the pool, wet and dripping. Make a list. Write down 3 columns, a NEED- (must have) column, a WANT (would make my life a whole lot easier) column and a BONUS (if I had these things I would live here forever) column. Remember this list and your budget may not always mesh. So writing it down and planning ahead might save a lot of stress and headache while shopping for the right home. Also remember to consult with a Realtor that is working for you, not just the builder to help you make the right decision for you, show you the homes that fit your needs and negotiate on your behalf when home shopping and making deals.

Should I remodel my bathroom?

  Your bathroom is often the most used room in your home. It is usually one room that doesn't get remodeled as often as some of the other rooms in your home. It often costs more than most people want to spend on one of the smallest rooms in your house. It can cost a pretty huge chunk of change to get new flooring, switch out old showers and tubs, knock out existing out-of-date tile or change vanities and lighting.
  Bathroom remodels are the most cost-effective (around 75% return) when major fixtures can remain in place, allowing you to focus on flooring, sink, vanity, mirrors, lighting and fresh paint.
Start by making a list of the changes that you would like to see. Price out these changes and give yourself a budget. Change doesn't always mean a huge cost. If this is not a project you want to tackle yourself, consider doing your research and hiring a budget friendly contractor.
  Don't rush yourself. If you are anything like me, when you want a change you want it NOW. This could cost you more than you originally wanted to spend if you are in a hurry. Take your time, do your research and price out and plan your remodel. Make sure to also plan for the unexpected. Especially in some older homes, hidden water damage or slow leaks may arise when you start digging behind your current fixtures, these will need to be corrected and can often cost a little more than you think to restore them properly. Don't plan your project during a peak building time, when contractors are busy their fees often increase. What is your goal for the look of this bathroom, is it the look or the efficiency that you are after?
  Make sure not to skimp on the most important things like faucets- don't buy the cheapest ones buy ones that come with a lifetime warranty, these are what are going to be used the most.
  Studies show the number one WOW currently is the shower, the days of the ever popular Roman/Garden tub are coming to an end. With the busyness of most lifestyles,  people can only count on one hand how many times they actually have taken a bath in that tub. Create a sensual experience- multiple shower heads or rain shower heads are increasingly popular and no longer only million dollar home luxuries. Consult a plumber or contractor to find out how easily this can be done in your space.
  Plan your vanity to have plenty of surface space to put stuff down. It is never efficient if you don't have the space needed to set out all of your things to get ready. Also make sure there is accurate storage for towels and other necessary items. The one thing you probably don't want to do is to run out of the shower down the hall for your towel or bathroom items because there is no place in your bathroom to keep them. If you don't have adequate storage in the bathroom, consider hanging a shelf on the wall or a unit behind your toilet for go-to items.
  Provide plenty of light. If your bathroom doesn't have a window consider adding more lighting to create the illusion that it does.
  Be careful if buying items online. You are never certain a look or finish or shade from a computer picture is what something will look like when it arrives. Considering going to some home improvement stores to view items in person and then researching if you can find those same items online for a reduced cost. Remember though dye lots can vary from batch to batch of certain things, so take this into consideration, especially with tiles or stone.
  Granite is becoming increasingly more popular and has migrated from the kitchen to the bathroom. It holds up well and is a great surface easily cleaned and looks sharp. Porcelain sinks tops have also brought out-of-date bathrooms up to speed.
  Whatever you do my advise is to plan, budget and consider why you are making the changes before you take the leap into any remodel that you are considering on your home. Also, don't forget to ask the advice of your friendly Realtor who can help you plan for the future resale of your home, whether that is in 2 months or 20 years.

How to Stage your Home for Sale

Tips to Stage your home

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Curb appeal. Is the lawn mowed? Are the weeds pulled? Are the bushes trimmed? Is the entry neat, clean and welcoming, with perhaps colorful pots of flowers by the front door? And don't forget to hide your garbage cans.

Foyer/Entry. When you stand at the front door, what do you see? Does any item of furniture or art stand out like a sore thumb? Do you get a sense of space or blockage?

Walls, windows, floors. Have the windows been washed? Are the window treatments minimal? Has the wallpaper been removed? Are the walls painted in neutral colors? Has the wall-to-wall carpeting been taken up to show the hardwood floors, punctuated perhaps by a couple of area rugs? Is the carpet freshly cleaned?

The great room, family room, living room. Have you pulled the furniture away from the walls and floated it around a focal point (such as a fireplace)? Does the furniture arrangement make the room seem spacious or cramped? Does the furniture seem dated? Go with a classic sofa and a couple of chairs, a few tables and lamps. And take half the books and knickknacks from the bookshelves, and rearrange things to leave spaces. Think of your visit to any model home subdivisions in the past! Does your home represent this?

The dining room. Set the table, as though you're expecting guests. (You are, and you hope they'll buy.)

The kitchen. Remove just about everything from the counter tops. (You might leave the coffeepot and a bin of utensils.) Remove any items that don’t belong in a kitchen. If you pay bills in your kitchen buy a bill organizer to limit the amount of scattered paperwork. Take the magnets and the notes off the refrigerator. Organize your pantry. Go through your cabinets and cupboards, and straighten and remove things. Potential buyers snoop through cabinets. You want them to see there's plenty of space.

Closets. Are they so precariously stuffed that things fall on your head when you open the door? You know the drill: Clean them out so that only a limited number of coats and clothes remain, letting buyers see how much room they'll have for their clothes. Pack up your off season clothes into boxes for now. You are getting ready to move anyway.

The bedrooms. "Tired" bedding is the bane of stagers. Consider buying some fluffy down duvets and pillows with shams in neutral colors that you can throw over your faded comforters and deflated pillows every morning. You want the bed to look like one in an upscale hotel room.

The garage. Nothing shows a home's age more than a garage floor. Clean off the grease stains and paint it. Organize the gear you have in there. And a key question: Can you actually pull your car(s) into the garage?

Toy control. Corral the toys in a chest or cabinet in the family room. Or put them in the kids' bedrooms. Organize them into bins or laundry baskets.

Pet control/odor control. Vacuum away pet hair daily. Make sure glass is free of pet/kid prints and drool. Hide the kitty litter box, and clean it daily. If you use air fresheners consider the same scent throughout the house to remain uniform.

Park your point of view in storage. Remove all religious symbols, political posters, artful nudes and indications of alternative lifestyles.

 

 

For more information on staging your home or to contact us for a free CMA and complimentary walk-through on staging your home please contact;

 

THE JEN TEAM- Dani Miller - Solutions Real Estate - East Valley

 

 

Selling in this market? What is THIS market?

I just wanted to send out a little information to all of you who may be thinking of selling in the near future or this year. I had a conversation with a lady today and it made me think that a lot of people out there may have the misconception about what is going on in the market place at this time. Whose information is the most beneficial, what statistics are going to steer the seller in the right direction to sell their home. There are plenty of sites out there giving estimates these days and more and more sellers or potential sellers are looking to these sources to give them the information that they need to decide if, when and how much to sell their house for. There are also agents who will list your home for whatever it is that you a the seller think you can get for it based on your found statistics.
My word of caution when relying on Internet sources to help you sell your home.
#1 These sites such as Zillow.com and Trulia.com among others may be a good guideline to show you what is going on in the area but the estimates that they give can often be skewed depending on the data reported. Ask yourself this, is everything reported? Is everything reported accurately?
I showed a home the other day listed as a 0 car garage, it had a 3 car garage, another listed in Skyline Ranch upon driving there I realized it is in fact in Morning Sun Farms, this is just an example of the information that can be reported incorrectly to such websites. This also happens with pricing, days on market, and homes that sometimes sell and are still showing available.
#2 Ask yourself where do I live? What are the amenities of my subdivision? What are the most recent sales, conditions, attributes? There are definitely pockets of homes that sell for less or more depending on where you are in your city, your town and sometimes even what street you live on in a particular subdivision.
#3 Ask yourself why you are selling? What is the motivation behind your sale? Is it to up size, downsize, move cities, because of a school or a job location?
#4 Are you even ready to sell at all? Do you want to try and sell the home on your own? Do you want to list it with a Realtor? What are all your options?

Remember selling is a big decision, almost as big as buying. Make sure to consult a Realtor for free before you do make that decision, find out what the market is like in your city, subdivision, street- see what that Realtor can do for you.  Are you looking to make as much money as possible or save on commission? This may or may not be a good idea. You would probably never chose the cheapest surgeon or most inexpensive attorney who is giving out a discounted deal. Do all your research before selling For Sale By Owner or picking the Realtor with the cheapest fees- it may make all the difference in selling your home.
If you are interested in a free consultation or finding about what the market is like in your area please give me a call or shoot me over an email.
There are lots of agents out there for you to chose from and frankly I might not be the right one for you, but I would love the opportunity to find out. There is a difference between agents who will tell you what you want to hear to get your listing and agents who will do the research and tell you like it is to actually sell your home.

Termites. Scary? or Common?

Looking at homes? Are you seeing some with evidence of termites? Does the Seller Property Disclosure Statement provided by the seller show previous infestation?  Selling your home with prior termite problems and afraid to disclose? Home owners are usually reluctant to admit to potential buyers that their homes are damaged by termites. For some people, the mere mention of the words "termite damage" conjures up images of tiny insects with very big teeth dining on weight-bearing wood beams until a home collapses in a heap of sawdust. Thankfully this is not usually the case. (excerpt from the State of Arizona Office of Pest Management)
This past week I showed a rather large custom home with obvious signs of termite tunnels both inside and outside of the home. Termites definitely have a negative connotation. Can the house be treated and you can move on with your purchase? For sure. But who is to say what damage has already been done between the walls of the home. Will the home likely fall down around you in your lifetime? Probably not. But it is still a deterrent for a lot of people. As a seller should you be afraid that no one will buy your home? Definitely not. There are plenty of people out there that do not care and will want your home no matter what. Will the pool of buyers be smaller, most likely. But just as if your home backs a street, backs a 2 story, faces east/west- there are plenty of features a home may have that will limit the amount of buyers interested, someone is out there that is perfect for your home.
 Most termite treatment companies provide an initial 5 year warranty against infestation that can be renewed year after year. If termites appear the company will come out and spot treat or retreat the whole perimeter of the home. In college I worked for a chemical company that sold chemicals to the pest management companies. Termidor was the preferred treatment method as it kills the termites rather than just treating the soil which sends the termites away from your home. Termidor binds tightly to the soil to create the “Termidor Zone.” Since this protective termite treatment zone is undetectable to termites, termites can’t avoid it and will not try to find a way around it (as they can with repellent termite treatments). For more information visit www.termidorhome.com .
My suggestion to buyers- find out all you can about termites, read up on the different kinds you may experience- although Subterranean termites are Arizona's most common species. All homeowners should do a check every several months for any termite tunnels that you may see around your home in order to treat most proactively. Just remember just because you can't see them doesn't mean they are not there. Be comfortable if you are buying a home with definite signs of termite infestation, if you are not then move on and buy a house that makes you feel you are making the right choice.

Here are some common things to watch for that may attract termites in and around your home.

1.  Cracks in foundation walls. It only takes a crack 1/64 of an inch wide to give termites and other wood destroying insects hidden access to a house.
2. Leaking pipes and faucets. Termites as well as other insects, seek out moisture for survival. Leaking pipes can keep wood and soil continually damp and create a perfect home for termites.
3. Wood debris around and under a house. Pieces of scrap lumber or firewood kept next to a structure can support a colony of termites.
4. Sprinkler systems or bubblers placed near the outside wall of a structure. Excessive watering can attract termites to the structure.


5. Flower planters. Planters allow hidden and direct access to unprotected siding and cracked stucco when built in direct contact with a house.
6. Trellises and wooden fences. If a trellis or wood fence touches soil and is in contact with a structure, it provides a direct link between the subterranean termites in the soil and wood in the structure

For the most up-to-date and accurate information please visit: http://www.sb.state.az.us/index.php

Selling Improvements- How do I know what is worth it?

There is no real rule of thumb on what to fix/replace or do to get the most money out of selling your home. This is largely due to a few varying factors. Some markets are great for fix and flip homes, some are not. It depends on the following things.
Time of Year; Where the home is located; What the local market is like; What the recent sold homes reflect; Your current competition. Always consult a local Realtor who can give you an idea of what will be most beneficial to YOU, the seller in your specific market setting before creating your remodel. No one wants to spend $10,000 fixing up their home to get $5,000 more when selling. You want to be able to maximize your profits and get the most out of what you spend.
Here are a few suggestions once you know what works for you:
The top remodel repairs include.
Updated flooring (tile, wood or wood laminate) Vinyl flooring when your only choice should be free of tears or rips.
Kitchen updating- resurfacing cabinets is better than replacing also adding hardware can sometimes help; granite is popular but not always necessary; newer faucets and sparkling sinks go a long way- updated appliances also tend to help a sale.
Bathrooms- think clean, updated flooring, fixtures and lighting when possible. You can get new shiny and inexpensive updates at your local hardware store.
Fresh paint to walls, ceilings and baseboards- a white ceiling and baseboards with a neutral light tan paint is most effective, remove popcorn ceilings when possible and wallpaper- it isn't that everyone hates wallpaper and colored paint- these are just personal choices and what you like may not be someone else's choice, so the more neutral the better.
Caulk windows, doors and around tubs, showers and sinks for a fresh look that is rather inexpensive.
 Curb appeal is a great way to show off your home for sale and make the buyer WANT to step inside. Trimmed bushes, trees and shrubs are important along with manicured lawns. Granite/Rock that is even and level. Planting seasonal flowers can also brighten up the exterior of the home inviting people in.
Whether you are getting ready to sell your home with a Realtor, or wanting to try selling it on your own, you can always contact a local Realtor to come and check out what they suggest would be the best "bang for your buck." Remember, they are the expert in their field and will give you the suggestions that will best help you sell your home for the most cost effective way for you.

Referrals for Life

Think of the last time that you were given or gave a referral. What prompted you to do this? Did you ask for a specific product or service referral from a friend or family member because you were in need of something/someone reliable? Were you looking for the best or most inexpensive route? Did you go out to dinner, have your carpet cleaned,  or your car serviced and have such a great experience you wanted to share it with a friend?
 Some of us give referrals naturally, giving them freely to others whether we are solicited or not. Other people have to have a very strong positive experience not within what we would consider "the norm" to be able to give a recommendation to someone else, without being asked. This experience that you have that can cause you to give a referral to someone whether good or bad, positive or negative can have a huge impact to that product or service. Living in a small community where there are many local and home based businesses many tend to thrive off of the positive experiences they get and want to share this with other local people, or people who are new to the area or interested in relocating here.
Why do we refer other people? It reaffirms our self worth. It makes us feel good to enrich or help someone who is needing a service or experience and we want to give them that great experience that we had, or tell them about the bad one in order for them to avoid any unnecessary hassle that may occur.
Knowing your product or service and your area well you are better able to service and provide the kind of service that breeds loyalty and deserves repeat and referral clients and customers. Giving value to these relationships you build from the clients and customers you encounter without any expectations but with integrity and exceptional service to each and every one as if they were your best friend or family member will naturally have them talking about you to others.
In my 12 year career as a Realtor and living here in San Tan Valley for 11 years,  I have seen many people get undesirable results with the people that they have chosen to work with to help them make one of the most important decisions in buying or selling a home. Yesterday I was speaking with an acquaintance of mine I ran into at the grocery store who bought a home about 3 years ago from another agent.  I asked her about her experience and if she would refer that agent to others, before I gave her my business card. She said that she hasn't and wouldn't refer him to others because she didn't feel that since she was buying a relatively inexpensive home that he gave her the time, dedication or insight that she wanted or needed. Sure he helped her buy a home but could her experience have been better, she said it could have.

When I chose to become a Realtor, I was clear that the industry did not need another typical Realtor,  but what it needed was a person like me.  A person who gives (1) information with clear interpretation, (2) insight that protects, (3) inspiration that encourages (4) judgment rooted in experience, (5) meaning behind each decision, (6) relationship with service and (7) conscious guidance based on integrity.

As a independent contractor who happens to sell homes I provide a service that I want to be recognized as great. I want to provide the service that enable me to give that under promised over delivered sense of "wow, she really cares about my needs/ wants" feeling to each and every client that I encounter, whether I am selling the $19,000 lot or the Million Dollar Home.

Building a New Home or Buying a Resale?

 

SHOP SMARTER NOT HARDER-

Use a professional to help you answer these questions and provide the smoothest transaction possible.

Ask yourself these questions:

How much house can you afford?

What type of house do you want?

What do I need to get my financing in order?

How do I make the best decisions on my purchase?

Why do I need earnest money and what happens to my earnest money?

How does the seller prove the title is clear?

What does the title company do?

How do you decide what to offer?

What conditions will you include in an offer?

What is the difference between closing and possession?

What are closing costs and pre-paids and who pays them?

What are the loan charges? What are points?

 

Like all buyers before purchasing you have somewhat of an idea the things that you hope to find in your new home. Whether you have written a list or just have the list in your head, you have already considered such things as bedroom and bathroom count, garage space, if you are considering a single or multi-story home (or both), what features you want the home to include, location, perhaps schools if you have kids and much more.  Sometimes as you start looking your list may change or get altered due to what is available or what you can afford. Sometimes when looking you will see something that you didn’t know you wanted, or that you wanted and once you saw it wasn’t what you expected.

Builders are back strong in the market as players competing with the short sales, bank owned and traditional sale homes.  There is no guessing if you have the winning bid, you just get the home, if you qualify. They offer spec homes in many cases where the home is already started or ready to move in. You can even build from the ground up. They can offer a wide variety of upgrades and incentives to entice you to buy from them not to mention the home is brand new.  It has the new smell; brand new never lived in feel and you can truly call it your own. You can often put in your own choices of upgrades, flooring, fixtures, appliances and more. Whether it is a tract home or a custom you have some input as to what goes into your house and produces a home unique to you. Your likes and dislikes are considered and replicated.  You may feel you have a little more control of your purchase choices.

When buying resale you can pick from a variety of houses that are currently for sale in the marketplace. The Realtor Multiple Listing Service offers a large database of homes for sale in your location. It has up-to-date information on active, pending and recently sold homes, keeps track of price changes, and offers pictures and information to help you decide which homes to go view. There are short sales, foreclosures, traditional sales, lease purchase, rent to own, seller carryback homes and even land if you are considering building your own custom home. You may not find the exact home that fits your needs, but something close enough to what you want often at a great price that you can consider remodeling or altering at some point.

Just remember whether you are buying new, resale or For Sale by Owner it is a good idea to include your Real Estate Agent to help with your purchase. They are the industry expert. They work for YOU, on your behalf. The agent selling for the builder works for the builder, the agent listing the home for sale works for the seller, and the owner of the For Sale By Owner house is trying to get themselves the best price possible. Find a great agent to represent YOU!

seller advisory

Are you looking to sell in the next 30 days? The next few months? Or even considering selling sometime this year? You may want to sit down with a professional Realtor and devise a plan. The market is changing and if you are holding out for the right time to buy or to get that extra money due to the market increases over the past year you may want to make sure that you are fully informed on what the market holds in the future of 2013.
2012 proved that low inventory and a saturation of serious buyers were bidding up homes that hit the market. However, what you need to decide is what your motivation for selling really is to allow you to make the most informed decision about when to sell, how much to list and the reality of how long your house may be on the market before you see that check in your bank account.
Doing broker price opinions since 2008 and more heavily in 2011 and 2012 I have seen the changes in price and days on market. From March-Oct 2012 the prices of homes listed were at a constant climb and the days on market were under 30 for most homes out there. However, in recent months since about mid-Oct prices have not climbed as high and asking prices are a lot higher than most recent sold comps causing homes to be on the market at a more normal rate of 90-120 days verses 1-30 days.
The increase in days on market is often followed by an eventual price decrease in order to go under contract and in some cases more than one. So if you are wanting more money for your home and you are holding out to get it, just be prepared that the higher the price you ask the longer your home will probably be for sale and may even have to be reduced more than once to sell. If you are looking to sell in 3-6 months you may consider getting started with the process soon. The amount of price reductions before October was around 2% of homes on the market having to reduce their price to sell. Now it is up around 15% of the homes having to decrease price in order to go under contract.
For more information on the market or to get a free market analysis on your home contact me today.

How to buy a home - Avoid 10 most common Mistakes

HOW TO BUY A GREAT HOME… The Easy Way!

How to Avoid the 10 Most Common Mistakes.

 

Buying a home can be an overwhelming experience. You may encounter a roller coaster of emotions while searching for the right house to call home. For most of us, a home purchase is the biggest investment we will ever make. The emotions associated with purchasing a home can often cloud your judgment. Don’t worry! It will all work out.

Most people who purchase a home do not do much research before their purchase if they do any research at all. Doesn’t it make sense to make your choice after first being informed? But where do you get all the information you need? Don’t worry this little guide will help you avoid making the 10 most common and crucial mistakes.

 

1. Inspect, Inspect, Inspect- Although a home inspection is optional and typically paid for by the buyer, this money could be the most important $225-$425 you will ever spend! Order a home inspection by a professional. Go over the report thoroughly. Review the restrictions (CC&R’s), By-Laws, and Association Fees with your agent. Be comfortable that you can live with any rules and regulations placed on the property.
2. Imagine the Property Vacant-Your furnishings will be the ones filling this new home. Don’t let current beautiful features, furniture or disliked features or furniture sway your decision to buy the home or not, they will leave with the owner, and if buying a new construction remember there is a reason they are called “Model” homes.
3. Income + Lifestyle=Mortgage Payment- Sit down with your lender and real estate agent and honestly discuss your income level and living expenses. Take into account future considerations, children, add-ons, amenities, and fix ups. Don’t over extend yourself, or be able to have enough for incidentals or entertainment.
4. View Several Homes- See at least 10-15 properties with your agent. Don’t move too slowly but don’t move on the first property you see. With your agent’s help you should be able to view enough properties to get a good overall perspective of the market. When you find the right home for you all the legwork will be worth it.
5. Utilize Your Team- By aligning yourself with the right real estate professional you will have an entire team at your disposal. Utilize your lender, title rep and agent. They are all working hand in hand for your benefit. Explore all your options.
6. Be Colombo- Check out all the costs and expenses before your 10 day inspection period is up. Utilities, taxes, insurance, maintenance and homeowner association dues if applicable. A good agent will make sure all the utilities (gas, electricity, and water) are on during your walk-through so you can inspect everything in working order. Inspect the area, talk to your future neighbors. ASK LOTS OF QUESTIONS.
7. Do a Final Walk Through-Visit the property before closing to make sure there are no surprises. Be sure the property was in the same condition as when you wrote the contract on it.
8. Plan for Flexibility- Closing dates are not written in stone. Allow for flexibility and have a backup plan. If you or the sellers need a little more time to conclude the final arrangements, don’t let these delays upset or frustrate you. These types of circumstances are not uncommon in a real estate transaction.
9. If It’s Not In Writings, It Doesn’t Exist- All promises and discussions must be in writing! Don’t make any assumptions or believe any assurances. Even the best intentions can be misinterpreted. A good agent will keep an ongoing log in writing of all discussions and get the seller’s written approval on all agreements.
10. Loyalty Breeds Loyalty-Be open, honest and up front with your team. Hard feelings and disloyalty will cause headaches, delays or may even keep you from getting into the home you worked so hard to find. Take the time to select the right team in the beginning and your home purchase will be pleasing and memorable experience.

       Leave it to a professional to help you have the smoothest experience possible.

Growing needs of Pinal County

As a resident of San Tan Valley area for the past 10, wait, almost 11 years, It seems like just yesterday we got our very own hospital and now we have 2 closeby, including the Florence Hospital that opened up in 2011.  2012 proved a record breaking year for baby births at the Banner Ironwood facility on Ironwood and Combs that opened in November of 2010.  By December 29th 1000 babies were born, and 50,000 patients treated at their emergency facility. With the continued growth in this area, home prices again are on the rise. If you are considering buying, selling or renting real estate in this fantastic community don't hesitate to call or email me for more information regarding changes in the market, home prices, rental statuses all your real estate needs.
Dani Miller
480-695-2010
Solutions Real Estate
"helping you find a house to call home"