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    When everything is in place and your home is ready to show off her best features, and within your time frame, we will list your home on the open market. As a savvy internet marketer I will use social media tools and the internet to throw a broader wider net to capture more buyers’ interest and get more foot traffic through your home.
    We will get to know each other and in etiquette fashion I will find out whether you drink coffee or tea every morning or prefer to grab a double tall latte on your way to work. Just so you know I am a trained tea and etiquette consultant and consider myself an ambassador of afternoon tea! As I mentioned above, I am all about building relationships. We will then begin the process of selling your home. We will start with your unique goals, timelines and resources that will require a strategic plan for success. I will give you advice for your personal goals based on my experience in your local market. Every market and geographic area has nuances that must be considered when the strategy evolves. Getting the proper advice all along the way will assure you the greatest chances of success.
    If you are selling your property chances are that you are looking for another one. Make sure that you have started marketing the sale of your home before you start looking for a new home. Taking a look around the area that you would like to move is one thing but seeing your dream home and losing it because your house is not on the market yet is an avoidable heartbreak. If you end up finding a house that you can’t wait to buy before selling your own, you can ask your lender for a bridge loan. A bridge loan is a special type of loan that if you have enough equity in your current home allows you to pay the down payment on a new loan. You may also get a home equity loan in order to help with the dual mortgage payments.
    A final step before making your home visible to the public is staging the property. This process may involve moving your own furniture to storage and renting simpler pieces, or it may simply mean moving a few chairs around and decluttering. The point of staging your home is to help the key rooms – kitchen, living room, master bedroom and master bathroom – appeal to as many potential buyers as possible, rather than reflect your own style. You want people, when they walk into your house, to envision themselves living there, not envision you living there. That means removing family photos, keeping counters clear and making sure each room is easy to navigate through without having to dodge furniture. Remember that buyers are viewing on average one dozen homes online that are in their price range. Maximizing interest from buyers online will give you the best chance of a quick sale at a good price.
    I have moved from continents and States and consider myself an experienced moving expert! I will equip you with good tips – this will ensure the entire process goes well from start to finish. Moving the family, stuff and pets is all part of the process. Congratulations, you are in your dream home!
    During the time period from contract to closing, which these days can take from 45 to 60 days, time is of the essence. Any contingencies that you have agreed to have time frames must be kept. The buyer will usually perform a physical home inspection. They may ask for certain repairs. I will assist you with your options and negotiate regarding the home inspection. While under contract the buyer (90% of the time will be financing the home purchase) will work with their mortgage provider to finalize the loan and perform other due diligence. There will be an appraisal and a pest inspection among other items.
    After all contingencies have been met, the buyer’s file goes to underwriting. Within a short time the transaction will go to closing. This is the transfer of funds and ownership. The buyer will do a final walk through shortly before settlement and you will need to be all packed up and moved out, unless there was some other arrangement.
    At this point you will have had plenty of interest in your property, and people should be coming to your home for viewings. If everything goes well, a buyer (and most often the agent representing them) will present me with an offer. Traditional real estate marketing statistics tell us that if your home is priced well and in good condition, and if the marketing is effective you should get an offer for every 11 showings. If we aren’t getting offers, we may need to revisit the price of the property and the condition of your home. I will have solicited showing feedback which will be constructive and helpful in determining what adjustments you will need to make.
    I will provide you with a competitive market analysis to help determine the best possible listing price. Many sellers don’t realize the dangers of overpricing and the chilling effect it has on showing. The biggest mistake sellers can make is to overprice their property which may cause the property to sit on the market longer than expected. Getting traffic is the prerequisite to getting offers.
    The next step to selling your property is getting your finances in order. Let your mortgage provider know you are considering selling and find out if there are any penalties for paying back your mortgage early. If you plan on purchasing a new home as well, think about the kind of mortgage you will require for that transaction. Your mortgage provider should be able to give you information on the mortgages you will be eligible for.
    The place to pay attention to first is what buyers will see first: the view from the street. Curb appeal is a major factor in a successful home sale, so you may need to repaint the exterior or clean the siding, plant new flowers and make sure you’re keeping the lawn short, clean and alive. A lot of us enter our house through the garage, and we don’t know how bad sometimes that front door and the mulch, and so forth, looks as a first impression. If you don’t have the money or the time to make the necessary repairs or updates, there’s always the option to list your home for sale “as is,” meaning the buyer can expect to take on any necessary repairs, renovations or maintenance tasks.
    I will present you with all offers and the benefits and risks of each one. You will have the opportunity to either accept or counter any offer based on its merits. Sometimes negotiations can take several rounds until you have the “meeting of the minds” with the buyer. At this point you and the buyer have agreed to all of the terms of the offer and both parties have signed the agreements. Now you have a “ratified contract”.
    As soon as your house is on the market, never leave home without tidying up – clear the floor of laundry, make the beds, vacuum daily and keep the sink clear of dishes. It is critical you make it as easy as possible for potential buyers to view your home. Potential buyers may ask to see your home on short notice. It is best if you can accommodate these requests if at all possible. You never know which one will be the buyer that will fall in love. Yes, showing your home can be a life interruption but the more accommodating you are, the sooner your house will sell.
    A few months before you start searching for a home, review your credit history and make sure it is in good standing. Get copies of your credit report, ensure that it’s accurate, and fix any issues you discover. It’s likely that you’ll also want to get pre-approved for a home loan, which will put you in a better position to make a serious offer once you find the right property. Pre-approval from a lender is based on your credit history, debt, and income. When you decide to purchase a home there is more to consider than just the purchase price or your monthly mortgage payments. Here are some one time fees you can expect to pay as you close on your home. Down Payment: A down payment is the amount you contribute toward a home’s purchase price. Depending on the lender or loan type, you may need to make a down payment equal to 0-20% of a home’s sale price. Appraiser Fees: An appraiser charges a fee to determine the value of a home based on several factors: sales of similar properties in the area, market trends and house amenities (including square footage), defects and structural damage. Lenders will not approve a loan for more than a house’s appraised worth. Average cost: $300 to $500. Home Inspection Fee: A home inspector charges a fee to check a home’s structure for defects and inspects items such as electrical wiring, plumbing and heating and cooling systems. If the inspector detects problems, you should work with me to determine ow to best handle the situation. For example you may have the opportunity to negotiate a lower home purchase price, or you can ask the seller to fix the problem prior to purchase. Average cost $400. Closing Costs: Closing costs include a number of their own fees, and according to the Federal Reserve, they usually add up to approximately 3% of the home’s purchase price. Closing costs may include but are not limited to. Loan Origination Fee: covers a lender’s administrative costs: also called origination points. Average cost: 1% of loan amount. Survey Fee: covers the cost of determining the property’s boundaries. Average cost: up to $400. Title Insurance and Recording Charges: charged by state and local governments to record your deed, mortgage and loan documents. Average cost: up to $400. Discount Points: an optional cost that allows borrowers to purchase points to lower a loan’s interest rate. Each discount point generally costs 1% of the total loan amount. Depending on the agreement between lender and borrower, 1 point can lower the interest rate by 0.25%-1.25%. Credit Report: covers the cost for a lender to pull a considered credit report to evaluate your creditworthiness. Average cost: $10 to $20 per borrower. Earnest Money Deposit: The earnest money deposit is a “good-faith” payment you submit with your offer on a home to show the seller you are serious about proceeding. The earnest money is deposited in an escrow account and will be applied to your closing costs. Sometimes, your lender will want you to bring a receipt for the earnest money deposit along with your sales contract to the initial loan application meeting. The amount of the earnest money deposit varies by state, but is typically in the range of 1-2% of the purchase price.
    The rule of thumb is that you should never spend more than 30% of your monthly income on a mortgage payment. An alternate rule states that you can afford to buy a property that runs about two-and-a-half times your annual salary. Keep in mind that the loan amount you will be eligible to borrow will be contingent on your credit history, debt-to-income ratio and other qualifications specified by your lender. Use a mortgage calculator to estimate your monthly payment.
    Take the time to figure out what type of property you want to buy. From single-family and multi-family homes to condos and co-ops, there are many different options on the market and it’s important to choose the type that best fits your needs. Figuring out the town or neighborhood you want to live in is equally important. While a property might have all of the amenities you’re looking for, factors like crime rate and proximity to highways can impact the overall home-owning experience. A good idea is to list out and prioritize your needs (e.g. large backyard, great school system) before you begin your search.
    If you’re thinking about selling your home, it’s likely there are things you could do to enhance the appeal of your place and potentially raise its value. If you’ve been putting off sprucing up the exterior of your property, painting the inside, or repairing a staircase or a leaky faucet, now is the time to make those changes. Getting the home ready to be sold can require minor cosmetic work, like painting and decluttering, or major upgrades sometimes a new kitchen and bathroom can raise the value a significant amount. Also, if the buyer’s home inspector finds problems, such as a damaged roof or bad plumbing, you might have to pay to fix those issues in order to close the deal. Big repairs can set you back financially, so be prepared for them before you decide to sell, especially if you expect problems will be revealed during a home inspection.
    This is strictly optional and it could cost around $400 or more. So why would you pay for one? Some sellers make the investment because they want to find out about any structural or mechanical problems with the house before a potential buyer comes in with his or her home inspector. Getting a pre-sale inspection allows you to make major repairs ahead of time, removing any possibility of a buyer demanding them later or asking you to lower the price. I will discuss with you whether a pre-sale home inspection is recommended. Keep in mind that if your inspection reveals material defects with your home, you’ll have a responsibility to disclose them to a buyer, depending on your state’s laws for disclosure requirements.
    Sellers also need to remember property taxes, which are dependent on if they are escrowing into their mortgage. Property taxes are usually paid in advance. The seller should pay the prorated share of property tax up to the closing date, with the money placed in escrow. However, if you’re selling your home and have already paid taxes for the year, you may actually get a rebate at closing. The buyer will reimburse the seller for the portion of taxes already paid that apply after the closing date.
    Don’t forget to consider taxes. When you sell a home for more than you paid for it, that counts as a capital gain and might need to be reported on your federal tax return. The good news is, many homeowners are eligible to exclude up to $250,000 of profit ($500,000 for married couples filing jointly) of their main home from tax, as long as they haven’t used the tax break on another home sale within the past two years. The tax break applies if it was your primary home for at least two out of the previous five years.
    If you plan to move out before you sell your home, you’ll want to continue to pay for water and electricity. A home without air conditioning/heat and lighting can be difficult to show to buyers. Your current bills will give you an idea how much it will cost each month to leave on the utilities until a new buyer moves in.
    The proceeds of your home sale will be used to pay off your mortgage, but it’s likely that the payoff amount on your mortgage statement is a little less than what you actually owe. You’ll likely have to add prorated interest you’ve accrued to the total balance. Additionally, you might have to pay a fee if there’s a prepayment penalty associated with your mortgage. Check your loan documents or contact your current lender to find out if your loan includes this condition. Commission for both listing and buyer agents – typically 6 percent of the sale price.
    While the closing costs to sell a house are typically the responsibility of the buyer, don’t be surprised if you are asked to foot the bill, especially if you are trying to sell your home in a buyer’s market (one which has a lot of homes for sale). Some of these costs may include homeowner’s association fees, property taxes, transfer taxes and title insurance. You also may be asked to pay an escrow fee, a brokerage fee and a courier fee. Altogether, closing costs can range from 2 to 4 percent of the home’s sales price. Although many of these costs are negotiable, it helps to be prepared.
    Twenty-eight percent of seller’s agents said they staged all homes before listing, spending a median amount of $400, according to a 2019 NAR report. Buyers like to envision what a house could look like after they move in. If you’re a seller, it’s worthwhile to spring for cosmetic repairs, like fresh, neutral paint and new flooring. Improving curb appeal with fresh plants or flowers can really appeal to buyers without costing too much. The cost of a professional stager varies according to the size of the home, the extent of the work, the length of time the house is on the market and other factors. Expect to spend several hundred dollars, at minimum, and possibly thousands if you need a professional stager.
    Selling or buying a church is more complicated than a home. I am able to advice on new site selection, zoning requirements, building, financing — any aspect of selling, buying or merging houses of worship. Connect with me on 540.702.6466
    Selling as a For Sale By Owner is not difficult if the market is moving fast and inventory is snapped up as soon as it becomes available for sale. However, it can be overwhelming in a volatile property market environment. To assist you with some of the challenges you may face, I have a guide to home sales that you may find extremely useful. Please feel free to contact me if you would want a copy or need more information or you would like to discuss my strategies to get your home sold! Connect with me on 540.702.6466
    Investing in real estate is a big step. The journey to homeownership can have its ups and downs. But for most, the ride is well worth it. According to a 2019 Homebuyer’s Insight report 93% of current homeowners say owning a home is worth the challenges it took to achieve. I will educate you on the process from creating a budget to prequalifying for a mortgage to closing the loan on a home of your own and help you find the right home for your lifestyle and budget. Connect with me on 540.702.6466
    I offer real estate assistance to military families relocating due to permanent change of station moves and for families looking to sell or purchase real estate. I have extensive knowledge of military moving requirements and the time constraints you have locating a home. You want someone who is knowledgeable of the Department of Veterans Affairs (VA) and the local area. I can save you effort and money finding the home you’ll love. The VA frequently offers loans lower interest rates for buying a home, building a home, improving a home, or refinancing your existing loan than kinds of loans. You need a real estate professional who is sensitive to the tight time constraints you might have locating a home and the possible VA requirements.. I can help smooth this process for you. If choosing a real estate agent who understands this time frame and can dedicate the time necessary to find you a home is important then I know I can help make this a smooth and easy process. Connect with me on 540.702.6466
    Land acquisition/New construction “I know my role is to meet your objectives efficiently and effectively” and will devote time and energy to develop a deep understanding of your business strategy sharing a network of top experts and professionals to achieve your goals.
    From novice to seasoned investors, we will work together to create opportunities for you to build wealth through real estate. Have you considered or are you considering 1031 Exchanges? 1031 Exchange, also called a Starker Exchange or Like-Kind Exchange, is a powerful tax-deferment strategy used by some of the most financially successful investors. Why? Because in many U.S. cities real estate prices have surpassed the “bubble levels” of a decade ago. Because of this, many investors think that today is the optimal time to exchange properties in expensive markets for cash flowing properties across the country. What You Need to Know About 1031 Exchanges The 1031 Exchange name comes from Internal Revenue Code Section 1031. It enables you to defer capital gains tax and depreciation recapture by reinvesting the proceeds from the sale of investment property into replacement property, thus preserving significant wealth in your estate. Your 1031 exchange deferrals can be continued through as many exchanges as you wish. However, when you sell the property without reinvesting in a new property, there will be capital gains and depreciation recapture tax liability. A tax-deferred 1031 exchange can be a powerful wealth-building tool. However, we highly recommend you consult a professional tax advisor to ensure that you meet every requirement of Internal Revenue Code Section 1031. Failure to meet requirements can result in immediate tax liabilities and associated penalties. In addition, you must follow—to the letter—the strict timeline and procedural requirements for a proper 1031 exchanges.
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