If you use a credit card or Forsyth County bank checking account’s online system, you may have noticed the appearance of a free service: FICO score tracking.  You find it as a clickable area with a link title like “Your FICO^® score” or just “FICO^®.”

For many years, each of the major credit reporting agencies was mandated by law to honor any consumer’s request for a copy of their credit scores—but it was a once-a-year deal. For access to regular updates, you had to pay for a subscription.  Particularly for consumers working to improve their credit scores, the paid services became a prudent monthly expense.  The arrival of anytime free FICO score reporting eliminated much of that need.

Of course, tracking your FICO score is only useful if you know how the lending institutions will view it—and the answer to that is anything but clear-cut. Not only does each lender has their own confidential requirements, but since there are three separate reporting agencies, Forsyth County consumers have three FICO scores (and they’re rarely the same).

Even so, let’s face it: the single piece of information most everybody wants to know is what FICO score is needed to buy a home? or to refinance a home?  Even if the answer is imprecise, it’s human nature.

To quell that curiosity, at least one source is willing to report what amounts to an average of approximations: it’s called EllieMae^®. Ellie is a company that serves banks, credit unions, and mortgage companies by providing a raft of automated tools—but those are for industry insiders. As a sideline, they also put out a monthly Origination Insight Report with statistics drawn from the home loans processed through their systems—including some that most future Forsyth County home loan applicants will be interested to learn:

Average FICO score for conventional mortgage refis closed last month: 732

Average score for conventional purchases: 752

Average for FHA purchases: 681

Average FICO score — all loans: 724.

Average time needed to close: 43 days.

The percentage of mortgage refis grew to 39% of all loans, probably because interest rates decreased “for the sixth straight month” to 4.2%. EllieMae reckons that constitutes “a new 2017 low”—something Forsyth County refi and home loan applicants will be interested to know!

Those bargain basement interest rates continue to create a terrific opportunity for Forsyth County real estate. Call me for a no-obligation discussion about how you might take advantage of the current real estate environment!

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

The dual nature of Cumming, GA real estate agents is unlike most other professions. A medical doctor who is a family physician in the morning doesn’t switch hats and become a surgeon in the afternoon—any more than a lawyer who pleads in court for a defendant can decide to become a prosecuting attorney that afternoon.

On the other hand, Cumming, GA Realtors^® may begin any single day in negotiations representing a seller, then spend the afternoon escorting a buyer client through a series of Cumming, GA home showings. I’m happy to say this isn’t evidence of a split personality disorder. It’s perfectly normal: the Georgia real estate agent’s license I carry specifically permits me to perform as either a buyer’s or a seller’s agent. That’s noteworthy because each of the agencies carries distinct professional obligations.

The subject of the duality of being a real estate agent came to mind this week when I happened across an article on the topic of the 3 things you shouldn’t talk about with the seller’s agent.

The author listed the 3 things: how much you like (or dislike) a house; the size of your budget; and (well, the last one wasn’t specifically what not to talk about)—just the advice to buyers to “let your agent do the talking.”

I can vouch for all three, but go it one further: the same real estate agent advice works for sellers, too. Your agent is there to expertly gather and dispense relevant information, at the same time preventing the divulging of any and everything that might weaken your side of the coming bargain. Doing so while maintaining a positive, upbeat tenor is an art—one that sharpens with practice.  For sure it’s one place where there is no substitute for experience.

Whether your next Cumming, GA real estate role will be as buyer or seller, I can be there to serve as your voice—as well to offer my experience, guidance, and advice you can count on. Call me!
This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

You don’t have to be planning to sell your home to enjoy the benefits from what you might call a few ‘strategic spot improvements.’ These are limited renovations aimed at specific areas of a house—improvements that might not seem essential to Cumming, GA homeowners after years of living with them, but which fresher-eyed visitors see as evidence of a property in need of renewal.

Spot house improvements can be most necessary in living areas that whisper, “I’m a refugee from the 80’s.” Examples are rooms with popcorn ceilings; with faded green or pink bathroom tiles (really more like refugees from the 50’s); or with dark, battered wall paneling. You don’t have to be a single-minded fashionista to appreciate how such artifacts from days of yore can downgrade any Cumming, GA home’s appeal.

• The single most called-upon ammunition for duty in spot improvement is just what you’d expect: paint. A gallon or two can revitalize a room, either by a change in color or simply by brightening walls dimmed through decades of service. When it comes to scarred wall paneling, sometimes paint alone can provide the simplest spot solution—a true gift, since it means avoiding a teardown. Today’s improved primers may even allow for skipping all but some light sanding between coats. Another area where paint or stain can be transformative is in the renewal of neglected kitchen cabinetry.
• Removing a pre-1980 popcorn ceiling can also be tackled as a do-it-yourself proposition. Experts recommend scraping a test area first to see if it comes off without wetting—if so, removal will be easy. If wetting helps, the job will be slightly messier. But if water doesn’t soak in, it means that paint has been over-sprayed. That means tougher scraping—and a decision on whether professional help should be called. If a pre-1980 ceiling is suspected, lead-based paint or asbestos could be present. Cumming, GA hardware stores sell inexpensive EPA-approved test kits for both. If either answer comes up positive, it means calling in the professionals—average cost is between $1 and $2 per square foot. Or just leaving the popcorn in place (it’s harmless if undisturbed).
• As you would think, those 50’s era colored tiles call for a professional solution. But they may not need to be replaced. Cumming, GA professionals can save as much as 50% of what demolition and replacement would cost. New methods have been developed that allow tiles to be reglazed or refinished, and grout cleaned or replaced—then sealed for permanence.

The result of a few strategic spot house improvements can be remarkably cheering as we emerge from the dark days of winter. And the value in real estate terms can also be disproportionate. Especially if this spring finds you gravitating toward a change in your Cumming, GA real estate footing, now is a good time to give me a call to discuss the many options at your disposal.
This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Last week’s short news item could serve as inspiration for future South Forsyth County first-time homebuyers—especially for those who haven’t yet considered the possibility of owning their own South Forsyth County home.

The item in question was news of the passing of the English athlete, Sir Roger Bannister. If that name isn’t familiar, it’s because Bannister’s story has long since faded from the headlines. But Bannister was a hero who changed the path of more than just sports history.

His triumph took place in 1954. A mid-distance runner, he had considered giving up the sport after his failure to win a medal in the 1952 Olympics. That race had been 1500 meters (about 90% of a mile). The more he thought about it, the more he determined to do more than make up for it. He decided to do the impossible.

It was common knowledge that there were limits to what the human body could accomplish physically. One of those barriers was that the time it took to cover a mile. The ancient Greek Olympians had tried to achieve preeminence—perfection (“paideia”)—by running a mile in less than 4 minutes. They (and everyone else) failed. After 3,000 years, it had become an established fact that it was a physical impossibility. Runners might come close, but in all of recorded history, that limit had not been seriously challenged.

As you have guessed by now, Bannister assumed the opposite. After years of training in half-hour increments (he was a full-time medical school student), he set out to beat the barrier at a college track meet. After he broke the tape at the finish line, the stadium announcer built excitement by a long-winded prelude, then announced the result:“…a new world record—the time was three…”

The roar of the crowd drowned out the rest of the announcement.

The moral of Bannister’s story isn’t that hard work and determination pays off. The true moral was driven home 46 days later when John Landy broke Bannister’s record by running a 3-minute mile even faster. What had been holding him back until then? When you realize that by 2001, high school runners were turning in 3-minute miles, it’s hard to deny that some—perhaps most—barriers exist only in our minds.

Fast forward to just last month, when we South Forsyth County viewers watched those Olympic skiers and snowboarders regularly demonstrating the utterly impossible: high-speed aerial flips, twists and turns performed backward. That’s yet more proof of the Bannister legacy—and it can be priceless for anyone who has automatically assumed that owning a home of their own is impossible.

Many of South Forsyth County’s first-time homebuyers once thought homeownership was beyond their reach. They know better now. The first step is learning about today’s South Forsyth County market, investigating the possibilities, then preparing to apply them. If I can be of help, I’ll be happy to offer my experience and advice. Call me!
This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

In addition to strategic home preparation and a solid marketing push, selling your Forsyth County GA home for the best price also has to do with where that price starts out: that is, the asking price.

Once you have a clear idea of the professional opinion of its market value—that is, a price that aligns with the latest comparable sales data for similar Forsyth County GA homes—you have three alternative strategies:

1. You can set an asking price as close as possible to what the comps suggest. After all, it’s reasonable and defensible—and lenders are likely to agree if a home loan becomes a contingency in the final sale. A possible downside is that it will be more difficult to stand out from the crowd since many comparable properties may be priced at the same level. It can also prove necessary to compromise with buyers who assume any asking price is an opening bargain position.
2. Set the asking price higher than what the comps indicate in the hope that a buyer who isn’t too economy-minded will fall in love with your place – or the strategy might be to make a final agreement more likely by leaving room for negotiation. The downside is that if a sale fails to materialize, lowering the asking price later can be costly: those reductions (especially multiple reductions) are like properties that linger on the market for a long time: they suggest that something is wrong (even if the only problem was the asking price).
3. Set the asking price lower than have comparable rival properties. The strategy here is clear enough: the expectation that serious house hunters will become interested. Very interested. Fascinated, in fact—especially in a market where supply is tight. The most serious prospects—the ones who know the market—will be expected to hurry to beat the others to your door. In the best case, this can result in a bidding war, resulting in higher-than-asking offers.

Selling your Forsyth County GA home for the best price has another proven hallmark—one I’m pleased to pass on. The median selling price for homes sold with the assistance of a Realtor^® like me is significantly higher than for those where the owner decided to go it alone. Currently, the final sale price averages $59,000 more for the typical home sale (per the NAR).

For Forsyth County GA sellers interested in getting the best price, the implication is clear: call me!  I’ll help you determine the best strategy for getting the most for your home in today’s market!
This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

It’s illuminating to visit For Sale by Owner websites from time to time to see if there are any new insights to be gleaned. True, as a licensed Cumming, GA REALTOR®, I’m not likely to learn much new when it comes to selling Cumming, GA homes—but that’s not the motivation. Call it ‘opposition research:’ the reason is to uncover any areas where the services I provide aren’t superior to what a do-it-yourselfer can come up with on their own.

Here are some takeaways from the FSBO sites Google recently presented as the most frequently consulted sites. I’ve included my opinion about the pronouncements—either valid or less than valid:

VALID: Valuing your house is an important step toward FSBO success. Absolutely true, if “valuing your house” means incorporating the latest Cumming, GA comparable sales adjusted for the features that make your property unique.

LESS VALID: “[name of an online service] is a free tool that instantly estimates your home’s value…” As has been shown time and again, automated systems (even the top 3 national ones) can come up with wacky valuations—it’s why they ask homeowners for corrections. Compiling a carefully researched, up-to-the-minute comparable presentation is only one part of what you can expect from any licensed REALTOR. Both are free.

LESS VALID: Whether you list your home with an agent…or sell your house on your own, it is going to involve considerable effort on your part. More candid would be pointing out that the considerable marketing, advertising, and negotiating activities in addition to timely compliance with all legal and financial deadlines are parts of the considerable effort that your Cumming, GA agent undertakes for non-FSBO sellers.

VALID: Another pricing [tactic]…is calling a real estate agent for a Comparative Market Analysis…the agent’s point of view could be valuable. I couldn’t agree more!

VALID: Cumming, GA FSBO properties are commonly passed up by serious-minded house hunters wishing to avoid non-professionals in such a major transaction. Since those are the prospects sellers should try hardest to attract, that’s one point you never find on any FSBO web site.

In case you’ve been toying with the For Sale by Owner idea, I hope you’ll first give me a call for a no-obligation discussion of your property and goals—and what makes the most sense for you!

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate