How to price your home – one of the most important issues you will face. Pricing will determine, among other things:

1. How quickly your home sells
2. How attractive your home will be to buyers
3. How you will reach your financial goals regarding the transactions

Unless there are extenuating circumstances, such as your property being located in a high-risk, undesirable or unusual area, the listing price of your home will set the tone for your entire transaction.

That’s why our expertise and knowledge of your local marketplace is so helpful. We will gather statistics that quantify the prices of comparable homes in your neighborhood:

- That have sold
- That have not sold
- That are pending
- That currently are on the market

We will compare aspects of those homes against the unique features of yours. We will also analyze market conditions, the availability of mortgage funds, neighborhood reputation and characteristics, among other considerations, to create a Comparative Market Analysis (CMA). The CMA provides objective information that will enable us to make an educated, informed pricing decision designed to yield a speedy sale for the most advantageous price possible.

Philosophically speaking, put yourself in a potential buyer’s shoes when considering pricing. Buyers’ main considerations will be location, age of property, its condition and style and of course, price. Thinking objectively about these matters will help you and me determine a price based on fair market value -- what your house is worth in the current market, not the amount you or your buyers would like it to be.

As a real estate professional, We have access to details about current listed and sold properties through the Multiple Listing Service. You will be able to see how much competition there is and what effect market conditions have had in your area. You can then determine your price by analyzing homes comparable to yours in age, size, condition and location. Statistics show the narrower the gap between the asking price and my estimate of value, the sooner an offer will come in.

Buyers are interested in your home’s comparable worth, not what you might need to get out of the property. The buyer’s perception of the value of your home will not be altered by the cost of your next home, your need to pay off an existing mortgage, or your hope for a dollar-for-dollar return on home improvements. Remember that sellers and Realtors are not appraisers...buyers are. In the end, it is the buyer's evaluation that matters. Buyers make their assessments by comparing your property with others that offer similar features and are in a similar condition to yours.

Yes. To effectively price your home, you must establish a solid correlation between the asking price and the fair market value. A realistic asking price will result in a fast, lucrative sale. If your price is out of sync with the market, you’re likely to turn off a large group of potential buyers. Contrary to popular belief, a buyer usually makes an offer on a fairly priced property before making a lower offer on a listing that is seen as overpriced. Also, overpricing your home often helps sell your neighbor's home faster than yours.

But my house is worth so much more...

Emotion and pride should have no place in the pricing process. Sellers speak of value, amount invested and what they can afford "to take." Buyers consider only price, condition and other properties offered.

Experience has shown that the closer your listing price is to the supporting comparable sales data, the greater your chances for a quick sale at or near your asking price. As a result, we recommend pricing as close to that figure as possible. If you list your home at an unreasonably high price and receive a full-priced offer, the price will be tested during the appraisal and lending process. As a result, it’s important to price your property at something statistics and the experience of the local brokers can justify. In fact, agents will miss showing your property to potentially qualified buyers simply because, at face value, your property is out of their clients' price range.

One of the great challenges to selling a home can be showing all of its space, decor and natural light potential. For example, every home has crowded closets and dead space. Sellers should be aware that areas such as these are easy to spruce-up with a little elbow grease and old-fashioned innovation.

Begin by evaluating your closet/storage space, determine which areas can cut-down in clutter. Go through old clothes, shoes, etc., and get rid of anything that will not be used and in turn create more space. Consider organizing shelves and other areas to make better use of your storage space, including your garage and basement. Also, try to throw out or give away any old furniture that is no longer of use. 

Although most sellers keep their homes clean and well-decorated, it can be difficult to convince a buyer of a home's potential when clutter is noticeable. Once you've eliminated the unwanted items and furniture, begin the 'renovation' process. For non-storage spaces that could use a little more decor, consider adding a small bookshelf complemented with a cozy reading chair. Always be sure you're filtering as much light into your property as possible. Open or replace curtains. For example, light from a window overlooking the backyard offers a room more color, a great view and the illusion of more space.

Always maximize the potential of existing decor; wash old curtains, re-stain old wood casings, anything that refreshes and emphasizes all the potential of the space and decor of the home.

Prospective buyers are often more drawn to homes with features that they don't have, those with clutter-free closets, open sunny rooms, and cozy little corners. To ensure you've realized all of the above characteristics the last step should be to bring in a friend and observe their reaction. Make sure it's an honest friend, who will offer suggestions as well as notice the improvements. Seeing your own home through someone else's eyes is a great way to make a home optimally attractive and more sellable to prospective buyers.

Be diligent in your efforts and be sure the renovations improve the aesthetic appeal of the home. All the hard work will be worth the reward of a successful sale.

What home improvements really pay off when the time comes to sell your house?

That’s an important question for any homeowner contemplating moving or remodeling. And the only possible answer is a somewhat complicated one.

That answer starts with the fact that really major improvements – room additions, total replacements of kitchens and baths, etc. - rarely pay off fully in the near term. It ends with the fact that small and relatively inexpensive changes can pay off in a big way in making your home attractive to buyers if your decision is to move now.

It’s often the case that the most appropriate major improvements are unlikely to return their full cost if a house is sold within two or three years.

Does that mean that major home improvements are always a bad idea? Absolutely not. It does mean, though, that if your present house falls seriously short of meeting your family’s needs you need to think twice – and think carefully – before deciding to undertake a major renovation. Viewed strictly in investment terms, major improvements rarely make as much sense as selling your present home and buying one that’s carefully selected to provide you with what you want.

The cost of replacing a discolored toilet bowl, making sure all the windows work or getting rid of dead trees and shrubs is trivial compared with adding a bathroom, but such things can have a big and very positive impact on prospective buyers. A good broker can help you decide which expenditures make sense and which don’t, and can save you a lot of money in the process.

Fully preparing your home for sale can make a considerable difference in the time it takes to sell it. You can help eliminate buyer objections before they arise by making necessary repairs and improvements, some of which are suggested below.

Outdoors:
- Spruce up gardens and lawn; trim shrubbery and replace dead plants.
- Yard and patio should be neat; outdoor furniture should be clean and in good shape.
- Clean or paint your front door - remember first impressions last longest!
- Manicure your front yard, driveway and entry - you can’t sell what you can’t see.

Exterior:
- Check that door numbers, mailbox, and exterior lighting are all in good repair.
- Touch up with fresh paint as needed.
- Repair loose trim, drainpipes, and fencing.
- Clean stains; clean window screens.

Garage:
- Remove clutter; tidy up shelves.
- Keep a clean floor.

Living Areas:
- Apply fresh paint as needed…brighten your interiors with neutral-toned paint.
- Clean draperies and carpets.
- Replace burned out light bulbs.
- Clean the fireplace, remove smoke stains from the wall and mantle.

Kitchen:
- Sinks, appliances and countertops should be clear of clutter.
- Clean oven, range and other appliances.
- Clean tile and grout; replace if necessary.

Bathrooms:
- Clean mirrors, glass, chrome and porcelain surfaces.
- Replace shower curtain if necessary.
- Fix any faucet drips or leaks.
- Clean tile, grout and caulking; replace if necessary.

Closets:
- Doors and drawers should open and close easily.
- Remove clutter; tidy up shelves and racks.
- Shoes and clothes should be neatly arranged.

Overall:
- Check the basics around the house. It takes just a minute to check all doors, windows and cabinets to make sure they don’t stick, squeak or are too loose.
- Clean your furnace & water heater, so buyers know they are looking at a house that has been well maintained.

Q: What is an offer?

A: An offer is usually made in the form of a written contract prepared by a sales associate representing a buyer. All offers for your property will generally first be presented to me, and I will then present them to you.

Q: How quickly must I act?

A: Usually time is of the essence in negotiating an offer. There are often strict deadlines, which must be met. I will stay in constant communication with you during the entire transaction process.

Q: Who knows about the terms of an offer for my property?

A: No one, except you, and your agent, will know about the terms of an offer prior to your acceptance. You will be kept informed of any other buyer’s interest in your property; and if more than one offer is submitted to me, all will be presented to you for your consideration.

When you receive an offer for your property, there are many decisions to make and details to consider. We will help you evaluate the quality of the offer, negotiate the terms and ensure a smooth transaction. Here are just a few of the many ways we will assist you through this important process:

Request information about the buyer’s background, intentions and qualifications.

Ensure that the buyer is knowledgeable about available financing alternatives.

Thoroughly review the contract and ensure that you understand all the details.

Guide you through key stages of the process - contingencies, inspections, disclosures, escrow, buyer financing, and any unusual terms and costs.

Negotiate the sales price and terms that are most advantageous to you.

Provide you with information about recent market activity.

Provide you with specific information about local, state and federal requirements that affect the sale of property. These requirements may include state codes such as: Transfer Disclosure Statement, Smoke Detectors Compliance, Environmental Hazards Disclosure; and Federal requirements such as: The Foreign Investment in Real Property Tax Act (FIRPTA) and Lead Paint Hazard Reduction Act.

You may also wish to consult your attorney or tax advisor during the sales process. We will always present you with all the facts at our disposal and offer our educated personal opinion, but the final decision to accept, reject, or counter an offer is yours.

A major question in every escrow is: "Who pays what?" The answers vary by county ordinances and standard practices.  What is listed below are "customary" practices.  All fees charged are governed by terms of the sales contract and other written escrow instructions. Note: on some FHA, VA or other government-backed loans, the buyer will pay some fees that governmental regulations will not allow you to pay.

Sellers Generally Pay:

- Real estate commission

- Document transfer tax ($1.10 per $1,000 of sales price)

- Notary fees

- Property tax proration (to date of acquisition)

- Special delivery/courier fees, if required

- Document preparation fees

- Document recording charges

- Homeowners association statement fee and prorata dues

- Home warranty (according to contract)

- Work/repairs required (according to contract)

- Matters of record against the property or seller (loans, tax liens, judgments, etc.) and fees required to clear them (statement fees, reconveyance/trustee fees and prepayment penalties)

- Bonds and assessments (according to contract)

Buyers Generally Pay:

- Title insurance policy premiums (lender’s and Buyer's)

- Escrow fees

- Notary fees

- Property tax proration (from acquisition date)

- Special delivery/courier fees, if required

- Document preparation fees

- Document recording charges

- Homeowners association transfer fee and prorata dues

- City costs

- Home warranty (according to contract)

- Inspection fees (according to contract)

- Matters of record against the buyer including tax liens, judgments and fees required to clear them

- Assumption/change of records fees if the buyer is taking over an existing loan

- Lender’s new loan charges

- Interest on new loan from date of funding to 30 days prior to the first payment

- Other prorations (rents, insurance etc.) if applicable