Lower your voice, and say with me IRS...Tax tips for home sellers?

Yes, you heard me correctly, a tax tip from the IRS.  I found this information on the IRS.gov page and it is really great for all the 2011 home sellers.  Here is where my lawyer would tell me to say, "I am not able to give tax advice, and you should seek the advice of a professional"...whew glad that's done!  So here we go...

IRS Summertime Tax Tip 2011-15,  August 8, 2011

The Internal Revenue Service has some important information to share with individuals who have sold or are about to sell their home. If you have a gain from the sale of your main home, you may qualify to exclude all or part of that gain from your income. Here are ten tips from the IRS to keep in mind when selling your home.

1. In general, you are eligible to exclude the gain from income if you have owned and used your home as your main home for two years out of the five years prior to the date of its sale.
2. If you have a gain from the sale of your main home, you may be able to exclude up to $250,000 of the gain from your income ($500,000 on a joint return in most cases).
3. You are not eligible for the exclusion if you excluded the gain from the sale of another home during the two-year period prior to the sale of your home.
4. If you can exclude all of the gain, you do not need to report the sale on your tax return.
5. If you have a gain that cannot be excluded, it is taxable. You must report it on Form 1040, Schedule D, Capital Gains and Losses.
6. You cannot deduct a loss from the sale of your main home.
7. Worksheets are included in Publication 523, Selling Your Home, to help you figure the adjusted basis of the home you sold, the gain (or loss) on the sale, and the gain that you can exclude.
8. If you have more than one home, you can exclude a gain only from the sale of your main home. You must pay tax on the gain from selling any other home. If you have two homes and live in both of them, your main home is ordinarily the one you live in most of the time.
9. If you received the first-time homebuyer credit and within 36 months of the date of purchase, the property is no longer used as your principal residence, you are required to repay the credit. Repayment of the full credit is due with the income tax return for the year the home ceased to be your principal residence, using Form 5405, First-Time Homebuyer Credit and Repayment of the Credit. The full amount of the credit is reflected as additional tax on that year’s tax return.
10. When you move, be sure to update your address with the IRS and the U.S. Postal Service to ensure you receive refunds or correspondence from the IRS. Use Form 8822, Change of Address, to notify the IRS of your address change.

See...now I told you they were good tips.  I found them on-line at (http://www.irs.gov/newsroom/article/0,,id=243682,00.html) feel free to go by and take a look, there are other tax forms there also.


Grace & Peace...

Skip Geiser

www.SkipGeiser.com

SkipGeiser@live.com

(850)221-6442

Woohoo....today were going to be talking (HOI)!

I know, I know... boring is what you're thinking, but just think how smart you'll look when you use HOI in a sentence correctly.   Ok, soooo even that may not impress you, but if you're in the market for a house, it is a term you may want to know. 

  

The HOI (Housing Opportunity Index) indicated that 72.6% of all new and existing homes sold in the second quarter of the year, were affordable to families earning the national median income of $64,200 (Information from Realty Times).  So, what does that mean to all you house hunters out there?  Well, what that means is that there has not been a better time in the last 20 years to buy a home.   Think about how reasonable home prices are, and how low interest rates are.  If you had one OR the other, it would be good--but to have both is unreal.  Yes, Skip, but I have heard that banks won't lend money.  Well, the money is tighter than it was, say in 2003-05, but if you have fair to good credit, it is a really good time to purchase.
 
Grace & Peace...

Skip Geiser

www.SkipGeiser.com

SkipGeiser@live.com

(850) 221-6442

Ooh...ooh...Pick me...Pick me!

You have driven around for days, and successfully avoided all the real estate agents, and you think you're ready to make the move.  That's right.  You are going to do it.  You even know which subdivision you want to build your dream home in.  So, you you park the car and walk into the sales model, and are greeted by a very nice salesman who seems to have all the answers to your questions, and has said he would be happy to write the contract for you and get the process started.

Everything seems to be going fine, but is it really?  Answer these questions.  Who does the salesman truly work for?  How many homes are you going to buy?  How many homes will he sell for the builder?  If a dispute were to arise between you and the builder, who is going to go to bat for you?  If you were going to be taken to court, would you think it was a good idea to have the same lawyer as the person who took you to court? I should hope not!  For the same reason, you should get someone who is representing you when you build your new home. 

Oh, yeah, Skip I know what you are trying to do here.  You just want me to spend more money paying you! Well, it doesn't work that way--you pay the same whether you have representation or not, your bottom line stays the same!  Am I saying any/all the model sitting agents are out to cheat you?  No, I truly believe most model agents do their best to for their clients.  But, listen, why not get someone who has only YOUR best interest in mind, and doesn't have to worry about what the builder thinks?  If you don't have to pay any more for the service, why not get the protection?  I, as the agent for buyers of a new home, have had to go "stand on the builder's desk" more than once to get the job done for my clients.  I sometimes wonder what people who don't have an agent that represents only them and their best interests do when a problem comes up that they can't resolve themselves.  I came out of the construction industry, and I know there will be problems...there almost always are.  So why not get some help on your side? Just some food for thought. 

Grace & Peace....

Skip Geiser

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442

   

Pensacola Real Estate Roller Coster...Weeeee

If you have ever been on a big roller coaster, think back to when you get in and are pulled up to the highest point right before the fast plunge to a stomach-dropping bottom.  The thrill...the excitement... woohoo!  I must say, I love a good roller coaster.

Now, when we are talking about Real Estate, we are talking a whole different matter, now, aren't we?  The real estate market goes in a cycle that resembles a roller coaster track--the starting point, or low point, would (here in Pensacola) be winter, and the high would be August.  So, if we are talking the best time to sell, it would be during the high or hottest point... March to August.  Now the slower time to sell would fall into the late to early part of the year.  A few factors can contribute to this cycle, including kids in or out of school (what parent wants to move their kids mid school year) and holidays (who wants to move during Thanksgiving or Christmas). 

Things aren't all bad, though, if you find the need to sell during the slower points of the year, because you can use a few tricks to help you sell.  Think of this, when does your home feel and look the best?  I know here at my house, it is during the Holidays when my wife has it all decorated, and maybe when she has made it smell like cinnamon or fresh apple pie...mmmmm!  If you find yourself in need to sell during the holidays then decorate it up right--the tastefully-decorated house will peak the buyers interest more than the plain home not decorated, because it "feels" warm like a home should.  One other thought is if you find someone is looking at your home during this time of year, you can be almost sure they are a serious buyer.  Like I said before, they must have a reason, so take any offers you get seriously. 

One more thing I need to touch on is, make sure your home is "in" the market not just on the market.  I have included a excellent video to illustrate this point. Take a look it will be well worth your time. 

 

Grace & Peace...       

Skip Geiser

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442

Housing Market Indicators Sunday Snapshot Aug. 21st 2011

Florida existing home sales: (month-to-previous-year comparison)
+12%


Florida existing condo sales: (month-to-previous-year comparison)
+12%


Florida existing home median price:
$136,500


Florida existing condo median price:
$90,900


Florida consumer confidence:
+68


National existing home sales: (month-to-previous-month comparison; all housing types)
-3.5%


National existing home median price
$174,000


National (Freddie Mac) mortgage rate (all housing types)
4.32%


Information from FloridaRealtor.org
 
Grace & Peace...
 

Skip Geiser

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442

Welcome to our home...it smells like a wet dog!

Sellers,

When I enter a home to list it, I try to "take it all in".  "Skip what in the world are you talking about?  Have you gone off the deep end again?"  Well, yes, that happened years ago, but let's try to stay on subject.  Ok, maybe say it this way--look at your home through the "eyes" of the buyer.   As I enter, I use all five senses sight, sound, smell, touch & and my Realtor senses! : )

Starting with the sight.  What do the buyers see?  Maybe do they see lots of clutter, dirty carpet, large furniture that is filling every inch of wall space, photos that don't allow that buyers to take personal possession of the space; or is the space well used, open, warm, and inviting.

Sound.  As the buyers enter, have you set the mood by playing some soft, natural background music?  What this does is allow the buyers to feel like this is a relaxed environment, plus it helps the buyers to remember your home over other ones they may have seen that day. 

Smell is also an important one, but you say, "Skip my house doesn't have a smell!"  Well, just remember you can't smell your own smell.  What I mean is all homes have a smell good, bad or ugly--it has a smell.  So what to do, go the the store get one of the plug-in air freshenerers the kind that has a fan in it.  The smell should be light and inviting--not so strong that it burns my eyes as I walk in. 

The next is a little tougher touch.  I have noticed as the buyers go through the home, if it is clean and neat, they will run their hands along many of the surfaces of the home.  I think this is a "security" test...do they feel "at home here"?  Realtor sense is a culmination of experience, gleaned over several years of working in this business, tweaking the smallest details to get you the highest price in the shortest amount of time. 

If you are thinking of selling your home, give me a call.  Let me take a quick look, and maybe I can give you a few pointers that will help you sell faster, or for a higher price.  You may be saying, "hey, I have had my home on the market for over six months, and it still hasn't sold."  Give me a call, and let me have a look.  It may be just a few small changes we need to make to get your home SOLD!



Grace & Peace...

   Skip Geiser

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442

Flood Insurance....Do you have it--or even need it?

First of all, Skip, what is it, and why do I need it?

Your typical homeowner's policy excludes damage from surface water--you know--from the water that comes from a hurricane or a flood.   "Ah, yes," you say, "but I own a condo on the 5th floor."  Well, this is also a problem for you condo owners.  If the unit above you floods because of a water problem, and your unit is affected, this would also be a flood policy problem.  "Yes, Skip, but you see...I am a renter so I don't need flood insurance, right?"  Wrong.  Because your contents are not covered under the owner's insurance policy.  You still need flood insurance, and it is readily available from your insurance provider.  If you need help finding a provider, feel free to give me a call.

Living in Pensacola, Florida, so close to the water has lot's of perks--beautiful, clear water; white, sandy beaches; warm, sunny weather; and...HURRICANES!  Ok, so the last one is not such a big perk, but you can do something to protect yourself from losing all your prized possessions--i.e. your Elvis record collection and that classic baby blue tux from 1970.  All I am saying is...you may want to just check it out--it may cost a lot less than you think and give a better level of protection.

Grace & Peace

Skip Geiser

(850)221-6442

http://www.skipgeiser.com/

SkipGeiser@live.com

Pastors & Realtors....

My Pastor and I were talking one day, and he made a statement like, "Pastors are people who get paid to give advice, and then have the same people ignore that advice."  I really think people want to know what you think...unless what you say doesn't agree with what they already think.  I have found over the years, as I sit toe to toe with some sellers, they will ask what I think on price, location, or maybe the position of some piece of furniture, and yet they really don't intend to let what I say impact what they are going to do.
  Lets just say I am building a shed, and I find I need a little advice on how to make sure it is square. I decide to go talk to a good friend who had been a contractor for years, and has more than enough skills to build a shed, and ask what I should do...you would say that is a great plan. Now I go back to building my shed and ignore everything he said.

   Go ahead and say it...you big dummy.  You're a Realtor--he is a builder and knows what he is talking about you should follow his advice!  You're right.  I should, and if you are selling your home and have an opportunity, you should listen to what your Realtor has to say with an open mind.  Remember, you are paying him to sell your largest assest for the most amount of money in the shortest amount of time!

Grace and Peace...

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221 -6442  

 

Ladies--The next time your husband says, "I need to run to the hardware store," say, "Great! I'm coming too," that should stop him in his tracks.

Local Business Spot Light....Pensacola Hardware

The question here is, where do we start? How about 1851...The start of something great. 

This Pensacola treasure tucked in downtown is, I must say, amazing. As you enter you find immediate, knowledgable, friendly service coupled with a HUGE array of products for both him and her.   As I went through the store I was drawn in by each new section featuring great selections at every turn.  Hold on for the ride while we tell ya what they have...
    Ladies first... They have got counter top appliances, kitchen gadgets, cookware, bake ware, glassware, pot and dish racks, cooking utensils, cutting boards, tabletop, knives, barware, thermometers and scales, salt, pepper and spice mills, kitchen linens, kitchen decor, gourmet foods, pressure cookers/canning, books, home and gift items, lampe berger, fireplace, bath and body, lawn and garden, grills and accessories, paint, holiday, seasonal, pet items, Pensacola items, wedding and gift registry, Nina Fritz... whew, that is a mouthful! Yet that is just the topping, it gets better! They carry Kitchen Aid, Le Creuset, All-Clad, J.K. Adams, Totally Bamboo, Burt's Bees... Need I go on? Ladies, this is a shopping experience you don't want to miss. Just think of all the shopping you can get in while your husband picks up all the necessary items for that hunny do list!

  

Speaking of the hunny do list let's get to "his" side..We have hardware items, Masonry Tools & Supplies, Builders Hardware, Concrete Products, Forming Products, Fasteners & Specialty Screws, Paint & Supplies, Safety Equipment, Power Tools & Accessories, Coatings & Waterproofing, Hand Tools, Electrical Supplies, Plumbing Supplies, Cleaning & Janitorial, Lawn & Garden, Firestop Products & Solutions, Abrasives & Sandpaper, Tape, Carpentry Tools & Supplies, HVAC & Mechanical Supplies, Decorative Concrete Products, Trench Drain, Erosion Control, Wire Rope, Chains & Cordage, Ladders, Compounds & Lubricants, Rainwear, Detectable Warning Products, Grills & Grill Accessories...  Ok, they say a picture is worth a thousand words... let's see what you think!

The purpose of this spotlight is to give you just a "taste" of Pensacola Hardware but I think you're just going to have to go have a look for yourself.  You may say, "Now Skip, hardware is not my thing"; well, I am guessing there is something here for just about anyone, so get up and go take look at a piece of good old Pensacola history.  Hey, and while you are there pick up something you need...because I KNOW you're going to find something here you need!  They are located downtown on 20 East Gregory Street.  Their number is 850-438-3186 Toll Free 877-727-0767 and if you want to get a little better look at what they do check them out on the web at http://www.pensacolahardware.com/ for the hardware side and http://www.pensacolahardware.net/ for the housewares side. 
Grace & Peace...

Skip Geiser

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442

  

Milk, Paratroopers & Selling your home...Leave it to me to tie all that together!

You, as the seller, control the two most important aspects of selling your home, price and listing percentage—let’s call them tools in your tool box. Stating the obvious--price is the most important. If the home is over-priced, no amount of marketing will sell the home. But you say, "Skip, you just don't understand! Our home is just better than most other homes..." You can't imagine the percentage of people who try to tell me that their home is worth more than their neighbors because of this or that--not realizing their thoughts are because they are emotionally attached to the home and aren't based on fact. Harsh, but true..
Example: milk is for sale at ABC Mart for $2.99 a gallon, but across the street XYZ Mart has "premium" or "brand name" milk for sale for $9.99 a gallon...where are you going to buy your milk? You would say at ABC Mart! I ask you why?
Because it costs less for the same thing!
But what if XYZ mart gets huge banners that say "premium MILK $9.99 a gallon", or if they get paratroopers to jump out of ariplanes holding banners saying "premium MILK $9.99 a gallon"...now where are you going to get your milk?
You would say ABC Mart, because it costs less!
Yep, I agree.
Think of price this way...your sales price is what locks in the buyer on your home vs. your competitor's home.
Now let's go to your other tool in your tool box...Percentage! This tool is what will lock in the Real Estate agents, or push them away. Listen. Will an agent show a home that has a low co-broke? Yes, but put on your Realtor cap...their enthusiasm level may be a bit low. So, if you are going to spend the money, go ahead and get the most bang for your buck. If the homes in your area are listing for 6% and co-broking for 3%, then do the same or maybe just a little better say 7%, with a 3.5% co-broke. Be sure to insist that the agent offer 50%! After all, they are "spending" your money--make it work for YOU for what it is intended--to bring a buyer!
Remember you will always have the strongest response from your listing when it is first placed up for sale, so go on the market strong--price aggressively and offer a strong commission. Your "price reduction" later on will have much less effect after the home shows it has been on the market for a few months. Buyers will wonder what is wrong with the home that it didn't sell. A new listing is much more appealing as fresh goods!  Something to keep in mind!

Happy Selling...

Grace & Peace

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442 

Pools...Cool Dive? Or Are They All Wet?

As a father of five children living in Florida, I would side with the crowd that says pools are great.  Now, the Realtor in me may say something different.  When I am asked to value a home that has an inground pool (not an above ground), I am usually faced with a problem.  What is the pool worth?   I have a good rule of thumb...take what the total cost of the pool was, and cut it in half.  Ouch!  Let's just say for example you have $35,000 invested in the pool--that means you get a whopping $17,500!  That's almost as bad as buying a new car and driving it off the lot!  We could make it even more complicated by screening it in, but let's don't and say we did. 

A large part of the time, you can find homes that have sold in the last six months, within half a mile, that have a pool to use as a comparable to base your value on. (Do this to see what your home value is BEFORE you have a new pool installed!  Then make your decision.)  I consider myself pretty frugal (my wife and kids would probably use the word cheap).  None-the-less, who out there would like to throw away $17,500?  I will tell you right now--NOT ME!  So how can we solve this problem?  Trade up--buy a home that already has a pool, and let the guy who had the pool installed take the hit, just like the guy who gets the privilege of driving that new car off the lot!  Happy Selling...

Grace and Peace...

http://www.skipgeiser.com/

SkipGeiser@live.com

(850)221-6442  

   

Welcome to the dark side?

Here I go again, I am going to ask you to put your imagination cap on and just hang on for the ride.  You are a seller who has listed his house with ABC real estate brokerage and you chose Mr. Average agent to work with to list your most prized possession...your home.  Now the contract was for six months, and you have come to that dreadful day.  Your contract just EXPIRED.  Ouch! 

Your phone rings.  You answer, and find that Skip is on the phone and would like to talk to you about why you think your home has hit the expired list, and how he can help you get your home from expired to SOLD!  You agree to meet and find yourself setting across the table from Skip that afternoon.  Skip finds a few key mistakes that Mr. Average agent has made and says let's just start at the beginning "what is the first place buyer will see your home?"  You say, "Well on the internet I guess."  Correct!  Looking at the photo Mr. Average took, you notice something troubling it's dark and cloudy.  What a first impression...ouch!  Here is what you see...

                   Not   

Which home would you want to see? 

As Skip continues, he tells you that you only have a split second to catch the eye of the buyers when they are looking at a long list of homes.  A poor front photo could be the difference between a selling contract or six more months of home payments.  If you were looking through a list of homes where you see just a front photo, does it put your home's best foot forward?  You want the buyers to call their agent and set up a showing for your home, not this one...

Sadly, though, for the past six months that is just what has been happening.  You say, "Now, Skip, couldn't there be other factors that caused their home to not get any showings?"  YES!  I would say price or location could have been a factor, but let's face the facts...if the buyers can't get past the front photo, you're going to have a hard time getting to the closing table--and really, wasn't that the goal in the first place? 

Happy Selling.

Let me know what you think!

Grace And Peace....

www.Skip Geiser.com

SkipGeiser@live.com

(850)221-6442

Rules of Real Estate....Prison yard rules or Boxing match?

Well...I think there are rules, but sometimes I think they may be prison yard rules!

   Close your eyes and try to picture with me--you're a seller in a dark alley battling with the buyers, each grappling to get the upper hand by slipping this or that in the contract, changing a date here or there, or moving this fee over, all attempting to get their bottom line figure.

    As I sit with a seller going over their listing agreement, I find myself saying things like, "This is how it is 'usually;' this is 'fair closing costs'."  But depending on how the other agent structures their offer, I would be able to say you can expect to net this amount.  Not but a few days later, I find myself sitting in front of the same sellers going over an offer that has come in, saying again there is no "usual" offer.  What do I mean? 

Lets say you list your home for $100,000.  A great question for me from my client is, "How much am I going to walk away from the closing table with?"  Well here I go again, it will depend how the other agent structures the offer...who is paying for what?  If the seller pays for all the charges related to getting the home out of his name and into the buyers name, and the buyers pay for all the related charges associated with the mortgage; then this is about as close as I can get to "fair" closing costs. 

This by no means says that the buyer MUST pay for a certain fee or inspection, they can and sometimes do give you a lower offer than you wanted, and then ask for you to pay closing costs that are NORMALLY associated with their mortgage.

What can you do to be assured you get the amount you wanted when you get to the closing table despite the confusing mumbo jumbo of who is supposed to pay what?  Well, what I recommend is getting a Preliminary HUD from the closing office that is going to perform the closing.  This will give you the closest number to match what you will be receiving at the closing table.

    Now close your eyes and picture with me a boxing ring with buyers in this corner in the red trunks and sellers in this corner in the blue trunks.  Both come out of their corners, but there is also a third guy out there to make sure there is no hitting below the belt and no cheating.  This is where I come in...

The buyer wants to get their dream home for the best and fairest price possible, and the seller wants to get the most out of their largest assets as they can.  We, as Realtors, stand up and make sure there is no "hitting below the belt".  Is that to say we never make a bad call...well no, does a ref make a bad call now and again?  I still believe that the buyers and sellers are better off having representation in this market, just as I believe boxers are better off having a ref in the ring with them.

Grace and Peace...

http://www.skipgeiser.com/

SkipGeiser@live.com 

850-221-6442        

I Hate Real Estate Agents....Are You Sure?

A large portion of the clients I deal with, that have had their home expire, think all Realtors are the same.  I usually lead off with a quick question after that.  "Have you ever eaten at McDonalds?"  "Well...yes." is usually their reply, "Why do you ask?"  Have you ever been less than pleased with some of your service or food during one of your trips there?  Usually the answer is answered with the rolling eyed..."YES!"  Have you eaten at a McDonalds since the less-than-pleasing experience?  "Well, yes" is the answer.  WHY?  I would think you would say, "I hate McDonalds!"  Listen, most of the stores are owned by different people or companies, and are run by different managers and staffed by different employees trained by different people.  This results in some good experiences and some not as good.  Ok, Skip, what in the world does this have to do with why I hate Realtors?  Every Realtor is not created equally--we all work differently.  Some of us are full time (no other jobs on the side) some are part time, some don't work in the evenings or on the weekends, some work 24/7, some are not up on technology, some love the next best thing, some Realtors love helping people, some have the love of money.  All of these factors will result in a totally different experience.  Trust me when I say there are huge differences in the agents you use.

Why all the fuss about one agent over another?  Your home is usually your largest assest...that is why all the fuss!  I hold dear the fact that you in trust me with your largest, or one of your largest, assets; and I take it seriously as all great agents do.  I also take a large amount of pride in my profession...yes, I said it.  I do take this as a profession.  I also do know that not every agent does, so remember...choose wisely.  We're not all the same....Happy selling.

Grace and Peace....

http://www.skipgeiser.com/

SkipGeiser@live.com

850-221-6442

Local Business Spotlight.....Southern Mill and Supply

Here we are at Friday, and another great local Pensacola business spotlight...Southern Mill and Supply.  To get to this local spot, you will need to leave the downtown Pensacola's city lights in the rear view mirror and trade them in for some good old-fashioned wide open spaces.  As you pull into the parking lot, you will notice some chairs out front and a long, shady porch to greet your arrival--sit down a spell, take a load off...you're welcome here.

As you enter, you find a warm country atmosphere; and behind the counter, you'll find Lester (store owner) friendly and ready to help.  You say, "Time out, Skip.  Wait, I could run to a big box store."  Yes, yes you could, but it doesn't matter if you were talking horses, pigs, rabbits, chickens, gardening, or how hot or cold the weather is...here you'll glean knowledge.  As you circle the parking lot at the big box store, I think we can all admit knowledge is not what we are getting!  Listen, take it from me--it's worth the drive...go see Lester and stroll the isles of Southern Mill and Supply, tell them Skip Sent ya!

Phone: 850-587-3179

E-mail: southernmill@fontier.com






Grace and Peace...

Really, who is this guy who wants to "Give his house away"?

When the sellers' market is great, I seem to hear, "I'm not going to give my house away".  When the market is leaning over toward a buyers' market, I seem to hear "I'm not going to give my house away!"   I realize you may have an amount you were "told" that your next door neighbor sold his house for, or you went to an automated home valuation site,  or you have an appraisal from 6 years ago but there is an old saying that goes something like this, "Something is only worth what someone will pay for it."  "A nickel ain't worth a dime anymore." Yogi Berra   Let's face it--if you count the cost of holding on to it, does it outweigh the amount your losing off the asking price? 
Let's just say you have your house for sale for $100,000.  Your payment is $800 a month, plus add in the utilities--now you would be out about $850 a month until you get a contract and are sitting at the closing table.  Now let's say you get a $90,000 offer and you say, "I'm not going to give my house away!"  Well then, let's just ask this question--at $850 dollars a month how long will it be before you spend the $10,000 you were refusing to "give away"?  Looks to me to be about a year.  Some homes, especially those that are priced at the high end of the price range (the sellers who are trying to get "top dollar" for their home--and are the ones who often say "I'm not going to give my house away.") are sitting on the market for a really long time--often more than a year.

So now, consider-- is the market going up or down?  Now let's just say you go a few more months and you get a second offer for $85,000.  How good does that first offer look now? 

Look, I realize there are some people who are at the bottom of their price and/or owe more than it is worth, but that is not who we are talking about here.  I am also not encourging sellers to leave money on the table, but you really need to use strong SOLD comparable homes that sold with in the last six months to get the value of your home--after all, that is what the appraisers will use.  If you look at the numbers, you may find it would be a better deal in the long run to take the "bird in the hand rather than waiting for the two in the bush" because you still have to pay all the expenses associated with keeping the home up and in proper showing condition--which reduces your bottom line anyway along with extended frustration.  I know...harsh reality.  Just something to think about....

Grace and Peace....

Climb aboard the "staged" coach!

YeeHaw! Go ahead and grab your stuff and climb aboard the "staged" coach!

     Let's face it.  No matter who you are, if you are going to sell anything you want to get the most you can for it...right?  How about if it is your home? I will tell you...I walk through a lot of homes on a daily basis, and you know, I have found that with just a few simple changes, your home could show even better--yielding you a shorter time on the market and a higher sales price .  You may say, "Here it comes.  This guy wants me to spend even more money!"  Back that wagon up a bit, I said nothing about spending any money.  You can get amazing results with a couple simple tricks.
1. Get rid of clutter...You're moving, so go ahead and pack it, if it's not going to get used!
2. De-personalize your rooms...I know you may love little Cindy's art work, but it needs to be put away so the potential buyers can "feel" like they can make it their space.
3. Go outside.  Close your front door; then enter your home--for the first time, looking at it from the eyes of a buyer.
4. Open up any dark rooms so that the natural light can flow.  If that is not possible, make sure lighting is on and bright before any showings.
5. Leave some light music playing during the day, so if you were to have a showing, you set a relaxing mood.

Just a couple of other things you could do that may take a few plug nickles...
6. Put out an air freshner that plugs into the wall and is a neutral smell.
7. Paint that drab room a NEUTRAL color...
8.  Clean the flooring.

Here is a quick video that is worth a look see...



Grace and Peace....

http://www.skipgeiser.com/

Cell 850-221-6442