Gayle Barton - Your Local Realtor - Forsyth | North Fulton | Dawson | Cherokee | Pickens | Dawson

Quick Back Yard Staging without Breaking the Bank

Ideas for Staging Your Backyard without Breaking the Bank

Cheap backyard staging ideas

Most home sellers understand the need for staging the interior of their house for sale, but many underestimate the value to staging their outdoor areas.

When your Forsyth County home is on the market you are selling a lifestyle. You want to show prospective buyer that the property enjoyable to be in and easy to maintain.

You want them to envision themselves lounging there or entertaining friends and that’s not always easy to do!

Do you have a nice deck or patio… a pretty view?  Show their true value – enhance them to make them even more appealing to a buyer.

If your yard and outdoor areas look like they are unmanageable, a buyer who does not  want to “take on a project” will be less likely to write an offer.  Show them just how much you love and enjoy your home and they will expect to as well.

• Clean, clean, clean… everything in sight.
• Pressure washing your deck or patio can make it look fresh and almost new again.
• Discard anything that is broken or that you know will never be used. Want to take it with you, go ahead and pack it up now.
• Tidy up hoses and lawn care equipment
• Fill empty pots and baskets with colorful, low maintenance plants or flowers
• Touch up paint around the door area
• Put out a fresh “welcome” mat
• Repair anything that looks dirty, old or worn out (especially outdoor furniture)

I have wrought iron furniture on my patio that gets a spritz of flat black paint every year to keep it looking fresh, but I had no idea that you can actually spray plastic furniture too!

Do you have plain white (or not so white after a few years of use) plastic chairs on your deck or patio?  Bring them back to life and give them a whole new personality with a coat of plastic-fusion paint that you can buy at your local home improvement store!

Oh, and don’t forget to replace the faded, worn out seat cushions with new, colorful ones.

 

 

 

 

 

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 and North Fulton County cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, and  Milton. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
Cumming GA Real Estate | South Forsyth Real Estate

HOME BUYERS: Don’t Fall Victim To This Wire Fraud Scam!

Wire fraud scams are not new, and we are beginning to hear more about them hitting too close to home – far too often!  In fact, it is not unusual for me to hear about a breach, or potential breach, each and every week.
Recently, as I sat in a closing with my sellers, we overheard a party in the next room (who was expecting a check at closing for the proceeds from the sale of their home) being questioned about an email the closing attorney had just received asking to have those funds wired directly to a bank account.  Thankfully, the savvy closing coordinator second-guessed the legitimacy of that email and verified it, before acting, saving that seller from the loss of hundreds of thousands of dollars.
My clients are put on notice up front that I will never provide them with wiring instructions nor discuss their personal financial information via email, and any email doing so should be called into question immediately.
However, it is very easy with the number of emails received during a real estate transaction (agent, lender, inspector, closing attorney, etc…) for a buyer to become confused about who they are communicating with.  And, sadly, the bad guys are getting very good about making themselves look legitimate.
It is always my recommendation that, upon receipt of any questionable communication, you contact the closing attorney’s office immediately – not through any email address or phone number provided in that questionable communication – but directly by phone, through a verified phone number, to confirm the legitimacy of the information.
NEVER provide your personal information via email to an unconfirmed source or over the phone to someone who called you.
It is my hope that by sharing this information it will be easier for consumers to recognize the red flags and protect themselves from the danger.
Please take a moment to watch this quick video by Katie Johnson, General Counsel for The National Association of Realtors, who explains how it happens and how you can help protect yourself from becoming a victim of wire fraud.

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.

South Forsyth Real Estate | Cumming GA Real Estate
 Cumming GA Real Estate | South Forsyth Real Estate

Don’t Get Burned – Get a Home Inspection on Your Next Purchase

Don’t Get Burned – Get a Home Inspection on Your Next PurchaseDon’t Get Burned – Get a Home Inspection to Save Money on Your Next Purchase
Okay, you made one of the most important decisions in your life: you’re buying a home!  You found your ideal home.  It’s in your desired neighborhood, close to everything you love, you like  its design and feel, and you’re ready to finalize the deal.
But, whoa … wait a minute! Buying a home isn’t like buying a toaster. If you discover something’s wrong with your new home, you can’t return it for a refund or an even exchange. You’re stuck with your buying decision. Purchasing a home is an important investment and should be treated as such. Therefore, before finalizing anything, your “ideal” home needs an inspection to protect you from throwing your hard-earned money into a money pit.
A home inspection is a professional visual examination of the home’s roof, plumbing, heating and cooling system, electrical systems, and foundation.
There are really two types of home of inspections. There is a general home inspection and a specialized inspection. Most general inspections cost between $267 and $370. The cost of the specialized inspection varies from type to type. If the inspector recommends a specialized inspection, take that advice because buying a home is the single most important investment you’ll make and you want extra assurance that you’re making a wise investment.
By having your prospective new home inspected, you can:
  • Negotiate with the home seller and get the home sale-ready at no cost to you
  • Prevent your insurance rates from rising
  • Opt-out of the purchase before you make a costly mistake
  • Save money in the short and long run
How Much Money Can a Home Inspection Save You?
A home inspection helps to find potential expenses beyond the sales price, which puts homebuyers in a powerful position for negotiation. If there are any issues discovered during the home inspection, buyers can stipulate that the sellers either repair them before closing or help cover the costs in some other way. If the sellers do not want to front the money to complete the repairs, buyers could negotiate a drop in the overall sales price of the home!
Perhaps even more importantly, a home inspection buys you peace of mind. Your first days and months in a new home will set the tone for your life there, and you don’t want to taint that time with worries about hidden problems and potential money pits.
To help you understand how much money a home inspection can save you, here are some numbers from HomeAdvisor to drive the point home … so to speak.
Roof – Roofing problems are one of the most common issues found by home inspections. Roof repair can range between $316 and $1046, but to replace a roof entirely can cost between $4,660 and $8,950.
Plumbing – Don’t underestimate the plumbing. Small leaks can cause damage that costs between $1,041 and $3,488 to repair. Your home inspector will look for visible problems with the plumbing such as leaky faucets, water stains around sinks and the shower, and noisy pipes. Stains on walls, ceilings, and warped floors show plumbing problems.
Heating and Cooling – Ensuring the home’s heating and cooling system is working properly is very important. Your home inspector will make you aware of any problems with the existing system and let know you whether the system is past its prime and needs replacing. You don’t want to throw down $3,919 to replace an aged furnace. Nor do you want to spend $5,238 replacing an ill-working air conditioner. Replacing and repairing a water heater gets pricey too. Wouldn’t you rather use your savings for a vacation?
Electrical Systems – When thinking of the electrical system, no problem is better than even a small problem. Electrical problems might seem small, but they can blossom into thousand-dollar catastrophes. Make sure your home inspector examines the electric meter, wires, circuit breaker, switches, and the GCFI outlets and electrical outlets.
Foundation – If your home inspector sees that the house is sinking, that means water is seeping into the foundation; cracks in walls, sticking windows, and sagging floor also indicate foundational problems. The foundation is so important that if the general inspection report shows foundation problems, lenders will not lend money on the home until those issues are solved. Foundation repairs can reach as high as $5,880 to repair.
As you can see, a small investment of a few hundred dollars for a general home inspection can save you tons of money and future headaches. To save even more money, you might consider investing in a specialized home inspection as well. A specialized inspection gets down to the nitty-gritty of all the trouble spots the general home inspection might have located.
How Much Money Can a Specialized Inspection Save You?
A general home inspection can trigger a need for a specialized inspection because the general home inspector spotted something off about the roof, sewer system, the heating and cooling system, and the foundation. If humidity is high where you’re buying your home, a pest inspection is recommended. Usually, a pest inspection will check for mold as well as pests. Most homebuyers have a Radon test done to ensure air quality.
Roof – Roof specialists examine the chimney and the flashing surrounding it. They also look at the level of wear and tear of the roof. They can tell you how long the roof will last before a new one is needed. They’ll inspect the downspouts and gutters. The average cost of a roof inspection is about $223. Most roof inspections will cost between $121 and $324.
Sewer System – Making sure your sewer system has no problems should happen before the closing because what might look like a small problem can turn into a large problem in the future. If any issues pop up, you can negotiate with the seller about needed repairs or replacements before closing. Cost of inspection will vary; on the low side, it might cost you around $95, and on the high side, it might cost you $790. Compare these numbers to repairing a septic tank, which can cost, on average, $1,435 (though it could reach as high as $4,459), and you can see that the cost of an inspection is worth it when you catch the problem before you buy.
Heating and Cooling System – A HVAC specialist will check the ducts for blockage and for consistent maintenance of the unit. The repairs needed might be small or they might be big, but this small investment will save you headaches and lots of money down the road.
Foundation – A foundation specialist will pinpoint the exact problem with the foundation. The specialist will look at the grade or slope of the home. The ground should slope away from the home in all directions a half inch per foot. Most homeowners have spent between $1,763 and $5,880 to repair their foundation. And the average cost to re-slope a lawn is at $1,705. Most homeowners paid between $933 and $2,558 to re-slope their lawn.
Pest Inspection – Termites eat a home’s wood structure from inside out and can cause thousands of dollars worth of damage to your home. Other pests can turn your dream home into a nightmare. Depending on the humidity of where you live, you should a pest/termite inspection every two years or so. You can start with your potential new home. Most inspections are extensive and cost between $109 and $281. The good news is that most pest management company will guarantee the past inspection if bugs show up.
Radon Test – Radon is a naturally occurring invisible odorless gas that is the second leading cause of cancer. A radon test is a good test to have done as a good habit. The cost of radon test is low and its cost varies from state to state. Here’s more information about Radon.
Steps You Can Take to Save Money Using a Home Inspection
To help yourself save with a home inspection, you will need to:
Attend the inspection – Attending the inspection is important because it’s an opportunity for you to ask questions.
Check utilities – Checking utilities let’s you know the energy efficiency of your potential home.
Hire a Qualified Home Inspector – We can recommend bona-fide home inspectors to you. You can compare our recommendation with all inspectors who belong to the American Society of Home Inspectors.  While the decision of who you work with is always yours, we can educate you so that you make a wise home buying decision.

 
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.

South Forsyth Real Estate | Cumming GA Real Estate
Cumming GA Real Estate | South Forsyth Real Estate

The Home Equity Playbook – What is Equity?

 

What is Home Equity? Home equity seems to be a very simple calculation What is Home Equity?
Home equity seems to be a very simple calculation — the total amount of mortgages owed subtracted from the current market value of a home. Here is a simple example:
Current Home Market Value                $325,000
Existing Mortgage                                   $225,000
Homeowner Equity                                 $100,000
One side of the equation is well defined, and it is found on the monthly mortgage statement, the loan balance. The other side is less obvious — the current market value of the property.
As a homeowner, your down payment purchases your initial equity, and your monthly (or additional) principal payments increase your equity. In strong real estate markets and in-demand locations, equity can increase quite rapidly as the property value increases, but the inverse can also happen — too much available inventory and market down-cycles can lead to falling home values and a reduction in homeowner equity.
It can be difficult to put an accurate value on something that you have emotional and monetary vesting in. It is safe to say that most people think their home is worth more than then it is.
Homeowners can make savvy assessments about their home’s current market value by following the sales of similar properties in the neighborhood, but should stay away from websites such as Zillow and Trulia, which provide inaccurate and outdated estimates. The most accurate measurement requires a comparative market analysis from a real estate professional or having the home professionally appraised. But, the bottom line — your home is worth as much as someone is willing to pay for it.
Creating Value is in Your Hands
Maintaining the condition of a home is vitally important to retaining and increasing value. Homes are judged against their peers: how they compare to similar homes in the neighborhood. Another way to retain value is to not over upgrade, since it is rare to ever recoup the money spent if you exceed neighborhood value. Keep up the landscaping and do the little things to add curb appeal.
Putting Home Equity to Work
Home equity represents the largest single asset of millions of people, and because it represents so much of an individual’s net worth, it must be treated with respect. Home equity is not a liquid asset until a property is sold, or it is borrowed against.
There are two types of loans that tap into homeowner equity as collateral.
Home Equity Loans
Many home equity plans set a fixed period during which the person can borrow money, such as 10 years. At the end of this “draw period,” the person may be allowed to renew the credit line. If the plan does not allow renewals, the homeowner will not be able to borrow additional money once the period has ended. Some plans may call for payment in full of any outstanding balance at the end of the period. Others may allow repayment over a fixed period, for example, of 10 years.
A home equity loan, sometimes called a second mortgage, usually has a fixed rate and a set time to pay it back, generally with equal monthly payments.
Home Equity Line of Credit
A home equity line of credit is similar to a credit card. The lender sets a maximum amount you can borrow, and you can draw money as you need it, though many home equity lines of credit require an initial draw. The interest rate varies daily, and is usually prime plus a set number, but the required payment is usually interest only. Once the loan has been paid down, the payment is reduced, and it can be paid off and initiated as many times as a homeowner requires.
How Much Equity can be Accessed?
Since the financial institution is lending money and using a home as collateral, they will not lend 100% of the home’s equity. The bank does not want to take the risk that if the house price drops, they would be carrying a loan for more than its market value. Therefore, most banks will allow a qualified homeowner to borrow approximately 80% of their equity.
It’s Important to Use Your Home Equity Wisely
Because it is likely the biggest asset most people have, losing your home equity is hard to overcome. It must be used in prudent ways, and the payments against the loan must be affordable. Using equity money to make the loan payment is only acceptable for a short-term solution.
There are number of good reasons to use money from a home equity loan… and some really bad ones. First, let’s cover smart uses.
  1. Invest in Your Home
The best way to use the money is create more equity in the home. Among the very best returns on your investment (ROI) include kitchen and bathroom remodels, adding square footage or an extra bath, enhancing curb appeal and repairing/keeping the existing structure sound. Making prudent investments in your home is a wonderful win-win: you enjoy the upgrades and the repairs can add value to the home.
  1. Invest in your Children’s Education
Using your home equity to finance a child’s higher education may be the greatest payoff of all. Not only is the rate much lower than a student loan, it is an investment in the child’s future.
  1. Supplement Retirement Needs
Older homeowners spent their working lives paying down their mortgage. At retirement, when monthly income is reduced, a home equity loan could pay for a dream vacation or an unexpected major expense.
  1. Augment the Impending Sale of a Home
If you’re planning to sell soon, a home equity line of credit may be the best way to finance improvements, and you can pay it off entirely when you sell. Investing wisely on upgrades and repairs may even reap a profit on your investment.
Here are some examples of some not very wise choices.
Adding luxury amenities like a swimming pool, a hot spa, lavish landscaping, expensive appliances and exotic countertops and flooring rarely pay off.
Purchasing a car or boat or most any personal luxury items is a poor use of the funds, since these items quickly depreciate in value.
Also stay away from using money on risk-heavy investments. Financing stock purchases, start-up businesses and paying routine bills is not financially smart. If you cannot afford to purchase those items with available funds, using equity from your home means they should not be in your budget.
You should treat a home equity loan as an investment and not as extra cash when making financial decisions. If your intended use of the money doesn’t pay you back in some way, it’s not the best use of your valuable equity.
We Are Happy to Assist You
If you would like an assessment of the market value of your home and the current equity you can access, give us a call for a comparative market analysis.

 

 

 

 
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.

South Forsyth Real Estate | Cumming GA Real Estate
 Cumming GA Real Estate | South Forsyth Real Estate

Increase Your Home’s Value Up to 28% with These 5 Tips

 Tips to add value to your home
Great curb appeal not only makes your home the star of the neighborhood, it can also improve its value and help you sell it for more. Whether you’re thinking of listing your home or just want to make your home the envy of your neighbors, here are several ways to increase your home’s curb appeal.

 

  1. Make your home’s exterior look like new.
For many potential buyers, the condition of the exterior of a home can offer clues to the condition of the interior. The first place to start when boosting curb appeal is the exterior of your house.
– Paint:  Paint is the best way to make your home appear newer. While you can paint your home yourself, if it’s large or more than one story, consider hiring a professional. Painting is a fairly inexpensive improvement with between 60 to 100 percent return on investment.1
– Maintain your siding:  Over time, weather and the elements can make your home’s siding appear dull and dirty. Use a pressure washer to clean stains, spider webs and accumulated dirt and grime, or use a soft cloth and a household cleaner to get into those small nooks and spaces. Although the average life expectancy of siding ranges from 60 to 100 years, depending on the material, extreme weather may reduce this number. If you need to replace the siding, you’ll enjoy a 77 percent return on investment.1
– Paint or replace garage doors:  If your garage doors are in good condition, give them a new coat of paint. If they’re beginning to show their age, consider replacing them. Not only are new garage doors more energy efficient and better insulated than older models, they also have a 91.5 percent return on investment.1
 Check out this article about updating your garage door.
– Maintain your fence:  Replace rotted or worn posts and panels and freshen it up with a coat of paint. If you have a hedge that serves as your property’s border, keep it trimmed and in good shape.

 

  1. Pay attention to the small details.
The small details tie your home’s exterior together and help it stand out from others in the neighborhood.
– Paint front door, trim and shutters. This inexpensive improvement adds brightness to a home, whether you choose a bold color, a neutral tone or classic white.
– Install new door fixtures and be sure they match in style and finish and complement the style of your home.
 
– Update your house numbers. Make sure potential buyers and guests can find your home. If the numbers have faded or need an update, replace them. If choosing a metallic finish, make sure it matches the finish of your exterior light fixtures.

 

  1. Tend to your driveway and lawn.
– Well landscaped homes may sell for between 5.5% and 12.7% more than other similar homes and studies show it may also add up to 28 percent to your home’s overall value.5
– Place a border along your driveway or walkway made of brick, stone, pavers or another hardscape element to add visual interest to a plain driveway.
– Maintain your green space:  If you have grass, a well-maintained, green lawn makes your home look inviting and picturesque. However, in many parts of the country, water conservation is becoming more important. Xeriscaped landscapes incorporate drought-tolerant vegetation that thrives in warm, dry climates, such as lavender, sage, wisteria and agave, with water-saving drip irrigation and mulch. Xeriscaping has a cost savings of 36 cents per square foot annually through reduced irrigation and maintenance costs.3 Additionally, these landscapes are virtually maintenance free, which makes it an attractive option for busy buyers.
– Include trees and shrubs to create texture and add interest to your landscape. Planting a few types of trees and shrubs of varying heights, widths and flowering times boosts your home’s curb appeal year-round.

 

  1. Make it feel inviting.
It’s no secret that emotions play a role in a person’s decision to purchase a home. Stage the outside of your home to evoke warm feelings.
– Stage your porch:  If you have a front porch, make it feel more inviting by including seating, such as a chair or loveseat, an outdoor rug and a small table. If space is an issue, incorporate small decorative touches, such as a festive wreath or potted plant.
– Hang flower boxes on your front porch railings and/or below your windows. If you don’t want to affix flower boxes to your home, purchase nice planters and containers and place them around your porch or on your front steps.
– Choose flowers and plants that bloom at different times of the year for year-round appeal. For example, bulbs not only bloom all spring, they also multiply and come up every year. Perennials often flower for most of the year and will prevent you from having to replant them every year.
If you don’t have a green thumb, choose low maintenance plants and flowers. Flowers such as lavender, rosemary, and zinnias are a few low-maintenance and drought-tolerant options.

 

  1. Boost Your Online “Curb Appeal.”
For those interested in selling, it’s important to know the effect online curb appeal has on a home. The better impression your home gives online, the more likely buyers will want to see it in person. Here’s how to get your home ready for its listing debut.
– Stage your home:  Staging shows your home in its best light and helps potential buyers picture themselves living there.
– Hire a professional to take photos:   A photographer has the skills and equipment to shoot your home in the best light and make it look its best. All of my listings receive professional photography and videography to showcase the home.
– Include a short video tour of the home:  Videos are becoming a popular way to give buyers a glimpse of the home before they step foot in it.
Before you start a home project, keep these four things in mind:
  1. Why are you renovating? In other words, is your intention to update your home and get it show-ready or do you want to sell it for more money? Don’t fall into the trap of undertaking major renovations that may not pay off when you sell. If your home is in good shape, a few inexpensive updates may be enough to make your home attractive to buyers.
  2. The style of the neighborhood. Whenever you renovate your home, make sure the project fits with the style of the neighborhood and rules of the homeowner association. For example, an HOA may limit the choice and number of trees you can plant on your property. Similarly, a tall hedge border may not fit in in a neighborhood of low, picket fences.
  3. Permits. If you’re planning an extensive exterior renovation, you may need a permit from your municipality or other authority.
  4. Budget. A budget keeps your project’s costs and scope in check. Make a list of the improvements you’d like to make, set a realistic budget and stick to it. If you’d like advice on improvements you can make to boost your home’s curb appeal, give us a call.
Are you thinking of boosting your home’s curb appeal or renovating your home before you list? Do you want help making your home more appealing to potential buyers online and in-person? Give us a call and we’ll help you present your home in its best light.

 

 

 

 

 

 

 

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 and North Fulton County cities: Cumming, Suwanee, Alpharetta, Milton and Johns Creek. Other north metro-Atlanta suburbs are serviced by request, so please call.

Forsyth County Real Estate | Cumming GA Real Estate | Mountain Crest Homes For Sale
 Cumming GA Real Estate | Forsyth County Real Estate

 

Sources: Remodeling, 2016 Cost vs Value Report

  • Realtor Mag, September 22, 2016
  • REALTOR.com
  • Houzz, Houzz & Home-U.S., June 2016
  • Houselogic.com

    • Was Your Home a Good Investment? Use this Calculator to See

    I spend my days showing homes for sale in Cumming, GA in South Forsyth county GA and I speak to homeowners every week who are shocked to find out that their home is not worth what they thought it was.
    “But I paid $…”
    On the other hand, values in our local market have really held strong when compared to the national average so others are pleasantly surprised. It really just depends on a combination of location, date of purchase and updates/upgrades that have been made over the years.
    Are you wondering if buying your home was a good investment? You can use this Calculator from CNN Money to find out.
    Want an up-to-date market value analysis of your home? Just use this form to provide a bit of info and I’ll share my expertise with you for FREE!
    Want to know why you need a CMA or market value analysis before you decide to sell?

    See what your home is worth in just seconds

     

     

     

     

     

    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.

    South Forsyth Real Estate | Cumming GA Real Estate
    Cumming GA Real Estate | South Forsyth Real Estate

    How Should a Seller Respond to A Low Ball Offer?

    “STOP now, before you lose a sale!”

    You just received an offer on your home and you are ecstatic…. Until you really look at it closely and see that the amount is significantly lower than your asking price. How should you respond?
    For most sellers, receiving what they consider to be a low ball offer generates an immediate and, usually, very negative response. For many that response is “This is ridiculous. I’m not even going to reply!”  But, any seasoned real estate agent will tell you “STOP now, before you lose a sale!”
    Before you choose to ignore any offer on your property you must first stop to think that a written offer means that there is a person who is seriously interested in buying your home and a responding counter offer may well turn that low price offer into a sale with a bit of strategic negotiation.
    In the current market climate I make every effort to prepare my home seller clients for this possibility. In some cases a buyer is just “fishing” to see how motivated a seller is. In others, they simply have the misconception that all areas have suffered the same level of market downturn they hear the media harp on day in and day out.
     Stop and Think
    No matter how low, all purchase offers deserve a response. In some cases this may be a counteroffer in others it may be an outright rejection. In order to determine which way is best in your situation, you will need to check your emotions and deal strictly with the facts. A frank discussion with your real estate agent will help you determine the ways in which you can respond and still keep the negotiations open. Keep in mind: At the end of the day, it is your goal to sell your home so you, and your agent, must make every effort to progress the negotiations if possible.
     
    Make a Counteroffer
    A counteroffer signals to the buyer that you are willing to negotiate. Curb the instinct to respond at full price. While real estate “feels” very emotional, in the end, it is a business transaction and the best response is usually a reasonable response.
    In most cases, the best strategy is to determine a price and terms that you would willingly accept and respond accordingly. This may mean lowering your price and removing any seller concessions (such as paying closing costs) or it may mean sticking to your price, but giving in on a few of the buyer’s requests (such as leaving behind the appliances).
     
     Review Recent Changes in the Market
    A seasoned agent constantly monitors the local market and should be providing you with market updates throughout your listing period. If you are unsure, ask your agent to provide you with an up-to-date CMA  so you can see which comparable homes in the area have sold since your home was listed or if any new properties have been listed for sale. In a volatile real estate market, this data is very important as not only the sale price, but the appraisal price may be affected.   Keep in mind: If the new CMA determines a lower price based on the changes in the market (recent comps), you might be forced to lower your price in order to sell.
     
    Have Your “People” Call My “People”
    In most cases, the selling agent knows why the Buyer made a very low offer so ask your agent to call them.  A buyer’s agent cannot necessarily speak to “motivation”, but if the buyers are using a different set of comps, your agent should be able to get a copy of them for you.  If it is simply a situation in which the buyer can’t really afford what he/she wants and is hoping for a desperation sale, then you can feel justified in rejecting the offer and moving on with no aditional wasted time or effort.  Basically, you won’t know unless you ask and information is king when negotiating a sale.
     
    In today’s real estate climate low offers are more often  a “sign of the times” than an actual statement about the quality or value of your home. However, buyers now have access to real estate listings online and most are aware that certain circumstances may make a seller more receptive to a low offer. If your home is vacant or if the wording in your MLS listing signals desperation (motivated seller, seller says bring all offers) you are much more likely to receive a lowball offer.
    If at all possible, try to make your home presentable and reduce any obvious clues that you are overly motivated and the next offer you receive might be more what you have in mind.

    Making Your Home OPEN HOUSE Ready

    Real estate open houseWhen looking for our home in Cumming, GA our family traveled 75 miles (each way) virtually every weekend for months in hopes of finding our dream home. While on one of our many “scouting trips” to the area we noticed an OPEN HOUSE sign in one of our top choice neighborhoods and decided to stop in for a peek.

    The front door was open when we arrived so we stepped into the foyer with a loud “Hello” to alert the agent on duty that someone was in the home only to find a woman in baggy sweats and a grungy t-shirt trying to wrangle a couple of screaming kids intent on trouncing us as they ran through the house and out the front door.

    My first thought was that we must be there on the wrong day, but no, this was the real estate agent/owner and she was “happy that we had stopped by, but she needed to put her son down for a nap so we should feel free to just walk on through on our own”.

    To say that we were shocked was a bit of an understatement. To find out that the home was owned by a licensed and ACTIVE real estate agent almost floored me as she was breaking virtually EVERY open house rule in the book. It was then that it dawned on me that if an agent is confused about open house protocol than perhaps many “regular” homeowner/sellers may be making some of the same mistakes so I decided to write up a quick blog based on this experience in an effort to “stop the madness”!

    •1) CLEAN THE HOUSE: Dead bugs in the foyer and filthy, matted carpeting do not set the right tone with a buyer looking for a home in a $400K+ neighborhood. (No matter what the price point, there is no such thing as too clean when your home is on the market.)

    •2) NO KIDS: Leave the property to the professionals. Having your family at home during an open house (or any showing, for that matter) distracts potential buyers and makes them uncomfortable. This will only limit their ability to really look at the house as opening closets and cupboards seems very personal when the owner is just over your shoulder.

    •3) NO PETS: I love dogs, but many people have allergies and just seeing a pet, or pet paraphernalia, is enough to squash their interest in a property.

    •4) NO STRONG SMELLS: Do not cook a big bacon and onion filled breakfast just before an open house (maybe that’s why the front door was open…) People can be put off by strong odors, even non-offensive ones like perfume or room spray.

    •5) NEUTRALIZE YOUR PAINT COLORS: The pink and purple “princess room” was adorable, but I don’t have a little girl and it just looked like a great big project to me!

    •6) MOVE THE JUNK: If the basement (or attic) is unfinished, move the junk so a buyer can see where things are – this one was supposedly stubbed for a full bath (a make or break item for us), but we couldn’t find the plumbing under all the junk.

    •7) MAKE A GREAT FIRST IMPRESSION: If you want buyers walking through the front door your home must first impress them with its curb appeal. Landscaping should be clean and neat; paint should be fresh and yard toys should be put away.

    Basically, all I’m saying is DON‘T OVERLOOK THE OBVIOUS when you’re trying to sell. Every minute you spend making your home “show ready” is worthwhile.

     
     

     I hope that the practical tips and information I provide on my site will empower you with the information you need to take the critical steps necessary when buying or selling a home. If you did not find the information you’re looking for here, please ask me!  I am always available to help.

    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.

    South Forsyth Real Estate | Cumming GA Real Estate
     Cumming GA Real Estate | South Forsyth Real Estate

    What is a CMA and Why Do You Need One?

     

    Determining a suitable list price for your home is one of the most important tasks a listing agent will assist you with. Generally this begins with a CMA.
    When a real estate agent says they will be completing a “CMA” on your property, they are referring to a Comparative Market Analysis. A CMA is a detailed market data report prepared specifically for your property.
    The CMA process will be completed before your home is listed for sale and should provide you with a reasonable idea of what your home will likely sell for.
    The CMA report is created using information about area “comps” (properties which are similar to yours) which have recently sold, are currently active on the market or were recently listed for sale but expired without selling. In the report, adjustments will be made to the price of each comp to account for additional or missing features, upgrades or size discrepancies as compared to your home.
    The information provided in a CMA will be very useful in helping you determine an accurate sales price for your home. As an agent, it is my goal to help you get your home sold for the most money possible, in the shortest time possible and with the least hassle possible – and this information can help us do that.
    The first step in creating an accurate CMA will involve a quick walk through inspection of your property. This inspection will not take long and need not be extremely detailed. It simply allows us to note specific details about your home (such as special features or upgrades) and assess the overall condition of the property. If you are thinking of making any updates, upgrades or modifications to your home prior to selling, this would be the best time to make us aware of your plans.
    Next, we will research several property data sources to obtain information on comparable properties in your local market – including active listings, properties which have sold recently, foreclosures, etc.
    Active listings: Tell us what your direct market competition will be.
    Sold listings: Tell us what an actual buyer is willing to pay for home similar to yours.
    Expired listings: Tell us the price at which a buyer will walk away from a home similar to yours.
    The data sources we use include a blend of multiple listing services, tax records and other market trending databases. Additionally, to further enhance the accuracy of our CMA, we utilize a private data source used by many lenders to create a “desktop appraisal” report. This report provides us excellent insight into how a mortgage lender will likely evaluate your property’s value.
    The sum of this information will provide the agent an accurate estimate of what your property is worth in the current market. This will be presented to you in the form a “pricing range”. (More aggressive pricing for those in need of an immediate sale – less aggressive pricing if time on the market is not an issue.)
    Not only is a CMA important in terms of pricing your home for sale, but buyers often request that their agent complete a CMA on any property they are seriously considering making an offer on to verify that the asking price accurately reflects the current market value.
    A CMA is not an appraisal. An appraisal must be performed by a licensed appraiser. You have the right to have a pre-listing appraisal completed on your property by the appraiser of your choice if you feel the value is in question. If the homebuyer is seeking a loan to purchase your home, the buyer’s lender will require one to be completed by an appraiser, sanctioned by them, prior to loan approval.

    REQUEST a FREE Market Analysis (CMA) of Your Home

     

    Do I Really Need to get a Survey When I Buy a Home?

    Do I really need to get a real estate survey on the home I'm buying? Buyer’s ask me all of the time – “Do I really need to get a survey?”  This cautionary tale will answer that.
    Life is full of anomalies. You know, those “one off” situations that you think you’ll never see again. But, when the same topic comes up on three separate occasions in a short period of time, I know that there’s more to it than a simple case of bad luck and I need to be prepared to change my way of doing business or provide a warning to my clients.
    Recently I was contacted by a homeowner who had a question about a survey. They had closed on their home over two years ago and were now ready to start a major landscape project for their backyard. The landscaper required a new survey, which they promptly ordered. The surveyor soon notified them that the county actually showed two surveys on record for their property. One showed their property and the lines of the adjacent properties as everyone expected them to be. The other showed a different set of property lines with hardscape actually falling inside the adjacent neighbor’s yard. In this case one neighbor’s fence would be on their property and a portion of their driveway and existing hardscape would be in another neighbor’s yard. Of course, the first question was… which survey was correct?
    The current homeowner’s closed on the property based on the survey used in the warranty deed of the previous owner – which is typical. Unfortunately, it was discovered that this was incorrect (and had been for the last 3 property transfers). It seems that the developer had originally surveyed the neighborhood but then realized they had not left enough room for some of the first few houses once the front entry walls & landscape were completed. Not a problem, they simply re-platted those properties and continued on building out the neighborhood. The problem came, in 2000, when the original buyers purchased the homes involved. At that time, the builder’s paperwork still referenced the original survey and the original homeowner’s closed against the “old” survey despite having been shown property lines referenced in the second survey. This mistake then trickled down to every homeowner after them.  Interestingly, over the next 20 years, this property had changed hands multiple times and the issue was never caught.
    My first response was to recommend contacting the closing attorney who completed the title work on the property and the title insurance company. Now it seems that the easy answer would be for the three neighbors involved to simply have new surveys drawn up based on the correct information and have that information recorded as “the accurate survey” but, apparently, that is not possible unless all three homeowners own their properties out right with no mortgage.
    As most of you know, I have been active in real estate for many years and this is the first time I’ve had this situation come up. However, twice in the last month I have seen an example of this so I know it is more widespread than I would have previously believed.
    In one case, it was a buyer in a brand-new neighborhood mentioning that the same exact thing had occurred and they had only found out about it when the builder came to remove a tree from what they believed to be their property. They had not had a real estate agent representing them, but I doubt that would’ve made a difference in their case.
    In the second case, I was preparing for a listing appointment and found two references to two different neighborhood plats. Once again the builder had had to make a change to the original neighborhood plats. Thankfully, this homeowner had closed against the later plat, as he should have, resulting in no issue.
    In Georgia a survey is not required by the lender.  It is strictly up to the buyer and most simply do not want to spend the money when they have already spent so much on inspections and lender fees.  I have always let me my clients know that having a survey completed is a good idea, but most of the time it cannot be done prior to our due diligence period so many choose not to do it.
    In the past, I have questioned why the lenders had removed the survey requirement and was told by a closing attorney that it was because “the title insurance will take care of any issues”. In the first circumstance I mentioned it does not appear that the title insurance company will be accepting responsibility for handling the issue. This leaves the current homeowner with the hassle and expense of rectifying the situation the best way they can, legally.
    Based on what the closing attorney said I did not have a survey completed on my current home. However, you can bet that I will from this point forward.
    And that leads to the moral of my story: I now tell all of my buyers to, no matter what, GET A SURVEY!

     

     

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

    South Forsyth Real Estate | Cumming GA Real Estate
    Cumming GA Real Estate | South Forsyth Real Estate

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