4 New Year’s Resolutions for 2014 Home Sellers

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Some people like resolutions, others hate them. And according to one recent survey, as many as 80% of people who set them fail at them.

But I’ve found that many people – maybe even most people – love a challenge. Getting your home sold is one of those experiences that ranks as a complex business challenge and a series of emotional, logistics and financial challenges all rolled up into one.

If you plan to sell your home in 2014, you might be inventorying your action items or drafting your action plan as we speak. (If not, you should be – here, we’ll give you a kickstart.)

Beyond the basics tasks and actions involved in pricing, preparing, marketing and selling your home, there are a number of umbrella approaches and perspectives you can choose whether or not to take – each of which has the power to make or break your deal and make or break the angst or awe with which you experience the year ahead. If you’re not the resolution-setting type, or you are and you’re open to new approaches, consider challenging yourself to start and finish your home selling process with these next-level resolutions:

1. Resolve to do your own due diligence – cutting no corners.Here’s the thing no one tells you about selling your home: it’s exhausting. You have to:

  • spend hours interviewing agents

  • review all the neighborhood sales and try to figure out where your home fits among them

  • nitpick everything that’s wrong about your home

  • figure out what you can afford to fix and what makes sense not to

  • source contractors or gear up to DIY

  • have a bunch of little projects – and maybe a few big ones done

  • deal with staging and decor projects

  • then clean your home to within an inch of its life every single day, in some markets, sometimes for weeks or months on end.

And that’s all before you get offers.

Knowing that other sellers find this list daunting, too, helps. You are definitely not alone. But the sheer scale of this list causes some sellers to take shortcuts at some or all points along the path. They don’t meet with more than one agent, or they don’t check references, and end up with an agent they less than love. They don’t pay attention to the detailed questions the disclosure forms ask them and end up omitting some crucial detail that comes back to bite them later, in the form of a lawsuit. They fail to tidy up before showings and buyers report back that the place smelled funny or was so cluttered during the viewings that they were too distracted to seriously “try on” the home in their mind’s eye.

Make it your resolution not to be that shortcut-taking seller. Decide up front that if you’re going to do this, you’re going to do it right and pass your home onto the next buyers with pride. That might seem silly, but I can assure you that the sellers I’ve known who took exactly that stance almost always received the reward of a fast sale at top dollar. Buyers can sense the pride you take in your home and your disclosures. It’s a good look.

2. Resolve to keep your eye on the prize – and the priorities. What is your mission for moving?  What is the vision you’re trying to create? When you decided you wanted to sell, you were in some state that motivated you to make a change – your home had grown too small, too large, too costly, too old, too new, too fancy or not luxurious enough for your life, or because the location no longer worked for you. But that’s only one side of the vision equation.  On the other end, there’s an ‘after’ picture: some state you want to be in. Maybe it’s another neighborhood or a new-and-improved set of amenities or a totally different look of a home.  Maybe it’s a totally different school district, city or state, or a chic condo when your last home was a sprawling ranch house.

Whatever it is, get very clear on the ‘before’ and ‘after’ of your vision for this life change you’re trying to create by selling your home, and resolve to stay that way until escrow has closed. Focusing on your vision will force you to focus on your priorities. In turn, that will help you resist the urge to overprice your home, underprepare it or bicker with the buyer over silly small issues and amounts. It becomes much easier to let things that would normally irritate you roll right off your back when you realize that doing so will serve your own personal priorities of getting your home sold quickly for a great price, so that you can move on to the next exciting stage of your life.

3. Resolve to think things through from the other side of the table. By definition, a first-time buyer has never been in the seller’s shoes. But as the seller, chances are good that you have been in the buyer’s position before. It is to your strong advantage to hearken back to those days when you were desperately seeking a home of your own. That perspective shift is the closest you’ll be able to get to momentarily detaching emotionally; you can walk through your home, view it’s marketing and even think about how it is priced from the perspective of the very buyers you want to attract.

Remind yourself of how you felt when it seemed like you’d never wade through all the mortgage paperwork, when you felt like the lender wanted to know your mother’s shoe size, when you were frustrated with what you saw on the market in your price range or when you couldn’t access the information or get into the property you wanted to, at a time that was convenient for you. Don’t let your home be the listing that causes these frustrations for your target buyers. Instead, from the time you start looking at comps to price your home to the time you start reviewing offers and buyer’s requests for repairs, try to think things through from your perspective and then to put yourself in the buyer’s shoes.

Even if you don’t slash the price or give them everything they ask for, chances are good that you’ll end up creating more win-win situations if you take the other side’s wants and needs into account.

4. Resolve to keep your head out of the sand. The truth hurts, the saying goes. I think that’s misleading, in the context of selling your home and in life. You see, sometimes the truth does hurt, the way a shot of penicillin or getting a tooth filled hurts. But even when it does hurt a bit, the truth never harms you. On the contrary, avoiding the truth about what your home is worth or the truth of buyers’ and agents’ feedback about it is akin to avoiding a shot if you need it, or avoiding the dentist if you have a cavity. It causes something much worse than hurt: real harm.

Confronting the truth that the comparable homes in your neighborhood are selling for lower than you’d hoped to get might hurt, but once the sting is gone that knowledge empowers you to make an appropriate pricing decision, stage your home to the nines or even decide to stay put for awhile longer.

Facing the truth that your home needs a lot of repairs and upgrades compared to the nearby Open Houses you’ve toured might hurt. But after the hurt, you’re in the power position, with the knowledge about either what to do to your home or to its price to get the leg up on the competition.

Acknowledging the truth that you have borrowed so much against your home that you won’t be netting as much cash on the sale as you’d hoped to definitely hurts. But after the pain passes, you have the power to make wise decisions about how much to put down on your next home and to avoid overleveraging it the next time around.

In all of these cases, avoiding the truth poses the potential for real harm: the harm that you’ll overprice your home, underinvest in its preparation for the market or commit the same financial errors with your next home. Make it your resolution to keep your eyes wide open, head above the sand and boldly face the truth throughout the course of your home’s sale, no matter what might happen.

ALL: What are your real estate-related New Year’s Resolutions?

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Home for Sale 1111 S 19th Street Harrisburg

1111 S 19TH STREET HARRISBURG, PA 17104 MLS# 210668 $49,000 Home For Sale, Short Sale

3 beds  |  2 baths  |  1177 sqft

  


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Property Description
Newer roof & newer hot water heater

Details
Maps
Documents
Contract Information
List Price: 49000Status: Active
Existing/New: E
Property Information
Type of Property: ResidentialRealtor.com Type: Residential – Single Family
Total Acres: 0.11Total Bedrooms: 3
Total Full Baths: 1Total Half Baths: 1
Total Bathrooms: 2Fin SqFt Above Grade: 1177
Year Built: 1900
Location, Legal and Taxes
County: DauphinStreet Number: 1111
Directional: SStreet/Road Name: 19TH
Street Suffix: STREETState/Province: PA
Zip Code: 17104Franklin Map Page: 0000
Franklin Map Row: 00School District: Harrisburg City
APN #/Tax Parcel ID: 010060040000000Municipality/Townshp: Harrisburg City
Deed/Ref #: xxxxxxxDeed Record Date: 1990-01-01
Directions & Remarks
Directions: Rt 83 to 19th Street, house on left.Public Remarks: Newer roof & newer hot water heater
Bank Owned/REO: NoCondo/HOA/PUD: No
Miscellaneous
# Off Str Prking Spc: 2Electric Amps: 100
Property Features
Stories: 1.5 Story
Design: Traditional
Type: Detached
Construction: Masonry; Stick Built
Exterior: Brick
Roof: Composite Shingles
Lot Description: Level
Lot Size: Less Than .25 Ac
Zoning: Res/Multi-Family
Age: 51 – 99 Years
Dining Area: Dining Area
Items Incl in Sale: None
Interior Features: None
Misc Exterior: None
Fencing: None
Basement: Concrete
Heat: Oil
Auxiliary Heat: None
Cooling: Window Unit(s)
Water: Public Water
Sewer: Public Sewer
Hot Water: Electric
Parking: 1 Car Garage; Off Street Parking
Access/Limitations: Public Road
Condition: Average
Documents Available: Sellers Disclosure
Room Information
RoomFlooringRoom LevelLengthWidth
Living RoomHardwoodMain1512
Dining RoomHardwoodMain149
KitchenVinylMain1012
Bedroom 1HardwoodUpper189
Bedroom 2HardwoodUpper1011
Bedroom 3HardwoodUpper108

Listing Office: Coldwell Banker Select Profs. Home for sale, Short sale

Office Phone: 717-735-8400

Last Updated: October – 09 – 2013

All information provided is deemed reliable but is not guaranteed and should be independently verified. Participants, and their affiliated licensees, shall indicate on their websites that IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2005 Keystone MLS Network, Inc.

Wednesday 9th of October 2013 10:09 PM

Home for Sale 83 Wild Cherry Lane Marietta PA

83 WILD CHERRY LANE MARIETTA, PA 17547 $140,000 MLS# 212874 Home for Sale

3 beds  |  2 baths  |  1280 sqft


  


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Property Description
Well maintained townhome, spacious kitchen w/ large island & tile backsplash. Large master bedroom w/ walk-in closet. Ceramic tile floor, fenced yard w/ storage shed.

Details
Maps
Documents
Contract Information
List Price: 140000Status: Active
Existing/New: ELand Use Code: AG-824
Property Information
Type of Property: ResidentialRealtor.com Type: Residential – Condo/Townhouse
Total Acres: 0.4Total Bedrooms: 3
Total Full Baths: 1Total Half Baths: 1
Total Bathrooms: 2Fin SqFt Above Grade: 1280
Year Built: 1994
Location, Legal and Taxes
County: LancasterStreet Number: 83
Street/Road Name: WILD CHERRYStreet Suffix: LANE
State/Province: PAZip Code: 17547
School District: DonegalElementary School: Riverview
Middle School: DonegalHigh School: Donegal
APN #/Tax Parcel ID: 1500049000000Assessment: 93300
Municipality/Townshp: East DonegalDeed/Ref #: 05072247
Deed Record Date: 2013-09-26Annual County Tax: 348.48
Annual Municipal Tax: 349.88Annual School Tax: 2000.85
Total Taxes: 2699.21
Directions & Remarks
Directions: Rt 441 to Rt 743 through Maytown, Right on Rosewood,Right on Thornapple, Left on Wild Cherry. Home on the left.Public Remarks: Well maintained townhome, spacious kitchen w/ large island & tile backsplash. Large master bedroom w/ walk-in closet. Ceramic tile floor, fenced yard w/ storage shed.
Bank Owned/REO: NoShort Sale: No
Condo/HOA/PUD: No
Miscellaneous
Electric Amps: 200
Property Features
Stories: 2 Story
Design: Traditional
Type: Row Home/Townhouse
Construction: Stick Built
Exterior: Brick
Roof: Composite Shingles
Lot Description: Fenced
Lot Size: Less Than .25 Ac
Zoning: Residential
Age: 11 – 20 Years
Dining Area: Eat-in Kitchen; Dining Area
Miscellaneous Rooms: None
Fireplace: None
Items Incl in Sale: Refrigerator; Satellite Dish
Interior Features: Built-in Dishwasher; Garbage Disposal; Gas Oven/Range; Kitchen Island; Cable TV Available; Ceiling Fan(s); Smoke Alarm
Misc Exterior: Screens; Deck; Shed; Insulated Windows
Fencing: Vinyl
Basement: Full
Heat: Natural Gas; Forced Air
Cooling: None
Water: Public Water
Sewer: Public Sewer
Hot Water: Gas
Parking: Off Street Parking
ASC/Condo Fee Incl: None
Condo Amenities: None
Condition: Very Good
Room Information
RoomFlooringRoom LevelLengthWidth
Living RoomCeramic TileMain1911
KitchenCeramic TileMain1912
Bedroom 1Wall to WallUpper1412
Bedroom 2Wall to WallUpper109
Bedroom 3Wall to WallUpper1010
Bath 1Ceramic TileMain
Bath 2Ceramic TileUpper

Listing Office: Coldwell Banker Select Profs. Home for sale.

Office Phone: 717-735-8400

Last Updated: October – 03 – 2013

All information provided is deemed reliable but is not guaranteed and should be independently verified. Participants, and their affiliated licensees, shall indicate on their websites that IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2005 Keystone MLS Network, Inc.

Wednesday 9th of October 2013 07:08 PM

Home for Sale 504 High St Lancaster, PA

$79,900 504 HIGH STREET LANCASTER, PA 17602 MLS# 212847 home for sale Lancaster, PA 17603

4 beds  |  1 baths  |  1975 sqft


  


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Property Description
Fabulous very large well kept city home. Newer gas heating system. Newer AC, large open flowing rooms. All windows are caped with aluminum. Very low maintenance.All new floors on first floor. Insulated basement, new bathroom sink, cabinets, toilet and flooring, newly repainted 1st and 2nd floors, New roof over porch, New roof boots around all roof vents, all new locks with matching deadbolts

Details
Maps
Documents
Contract Information
List Price: 79900Status: Active
Existing/New: ELand Use Code: C-540
Property Information
Type of Property: ResidentialRealtor.com Type: Residential – Condo/Townhouse
Total Acres: 0.05Total Bedrooms: 4
Total Full Baths: 1Total Bathrooms: 1
Fin SqFt Above Grade: 1975Year Built: 1860
Location, Legal and Taxes
County: LancasterStreet Number: 504
Street/Road Name: HIGHStreet Suffix: STREET
State/Province: PAZip Code: 17602
School District: LancasterElementary School: Verify
Middle School: VerifyHigh School: McCaskey
APN #/Tax Parcel ID: 3389396600000Assessment: 68000
Municipality/Townshp: Lancaster CityDeed/Ref #: 00000
Deed Record Date: 2013-10-01Annual County Tax: 253.98
Annual Municipal Tax: 886.72Annual School Tax: 1762.72
Total Taxes: 2903.42
Directions & Remarks
Directions: E on King Street; R on Strawberry; R on High StreetPublic Remarks: Fabulous very large well kept city home. Newer gas heating system. Newer AC, large open flowing rooms. All windows are caped with aluminum. Very low maintenance.All new floors on first floor. Insulated basement, new bathroom sink, cabinets, toilet and flooring, newly repainted 1st and 2nd floors, New roof over porch, New roof boots around all roof vents, all new locks with matching deadbolts
Bank Owned/REO: NoShort Sale: No
Condo/HOA/PUD: No
Property Features
Stories: 2.5 Story
Design: Traditional
Type: Row Home/Townhouse
Construction: Stick Built
Exterior: Brick; Stucco
Roof: Composite Shingles
Lot Description: Clear; Fenced; Level; Not in Development
Lot Size: .25 Ac to LT .50 Ac
Zoning: Residential
Age: 100+ Years
Dining Area: Eat-in Kitchen; Breakfast Bar; Formal Dining Room; Dining Area
Miscellaneous Rooms: 1st Floor Family Rm; Den/Office; Foyer; Laundry Room
Fireplace: None
Items Incl in Sale: Dryer; Refrigerator; Home Warranty; Washer; Window Treatments
Interior Features: None
Misc Exterior: None
Basement: Concrete; Drain; Unfinished
Heat: Natural Gas; Forced Air
Auxiliary Heat: None
Cooling: Central Air
Water: Public Water
Sewer: Public Sewer
Hot Water: Gas
Parking: On Street Parking
Access/Limitations: Public Road
ASC/Condo Fee Incl: None
Condo Amenities: None
Room Information
RoomFlooringRoom LevelLengthWidthRoom Remarks
Living RoomWall to WallMain1210Hardwood floors under carpet
Dining RoomWall to WallMain1412Hardwood floors under carpet
Family RoomCeramic TileMain1513
KitchenVinylMain1513
Bedroom 1Wall to WallUpper1212
Bedroom 2Wall to WallUpper1610
Bedroom 3Wall to WallUpper1112
Bedroom 4Wall to WallUpper1616
Bath 1VinylUpper148
Laundry RoomVinylMain1413

Listing Office: Coldwell Banker Select Profs.

Office Phone: 717-735-8400

Last Updated: October – 03 – 2013

All information provided is deemed reliable but is not guaranteed and should be independently verified. Participants, and their affiliated licensees, shall indicate on their websites that IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2005 Keystone MLS Network, Inc.

Saturday 5th of October 2013 12:03 AM

1170 Forest Drive Abbottstown PA Foreclosure home for sale


$105,600

This home is under contract in less then 48 hours!

1170 FOREST DRIVE
Abbottstown, PA 17301
MLS# 212672 Foreclosure
3 beds  |  2 baths  |  1512 sqft



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Contract Information
List Price: 105600Status: Active
Existing/New: N
Property Information
Type of Property: ResidentialRealtor.com Type: Residential – Single Family
Lot Size(Dimensions): 174.5X314.8X92.1X305.7Total Acres: 1.02
Total Bedrooms: 3Total Full Baths: 2
Total Bathrooms: 2Fin SqFt Above Grade: 1512
Year Built: 1996
Location, Legal and Taxes
County: AdamsStreet Number: 1170
Street/Road Name: FORESTStreet Suffix: DRIVE
State/Province: PAZip Code: 17301
School District: OtherElementary School: Verify
Middle School: VerifyHigh School: Verify
APN #/Tax Parcel ID: 0117L09013000000Assessment: 150100
Municipality/Townshp: Out of RegionDeed/Ref #: 2968 0221
Deed Record Date: 2013-09-25
Directions & Remarks
Directions: Abbottstown Square turn onto N Queen St/Pa 194 immediately slight left onto Brough Rd.1 mile to left on Forest prop on RBank Owned/REO: Yes
Short Sale: NoCondo/HOA/PUD: No
Property Features
Stories: 1 Story
Design: Ranch
Type: Mobile/Mfg + Land
Construction: Stick Built
Exterior: Vinyl
Roof: Composite Shingles
Lot Description: Level
Lot Size: 1 Ac to LT 2 Ac
Zoning: Residential
Age: 11 – 20 Years
Dining Area: Breakfast Bar; Formal Dining Room
Miscellaneous Rooms: Florida Room
Interior Features: None
Misc Exterior: Above Ground Pool; Deck
Fencing: None
Basement: None
Heat: Propane
Auxiliary Heat: Wood/Coal Stove
Cooling: Central Air
Water: Well
Sewer: Public Sewer
Hot Water: Propane
Parking: 2 Car Garage; Detached; Off Street Parking
Access/Limitations: Public Road
ASC/Condo Fee Incl: None
Condo Amenities: None
Room Information
RoomFlooringRoom LevelLengthWidth
Living RoomWall to WallMain12.519.8
Dining RoomWall to WallMain9.712.2
KitchenVinylMain10.812.5
Bedroom 1Wall to WallMain13.912.45
Bedroom 2Wall to WallMain12.511.8
Bedroom 3Wall to WallMain108
Bath 1VinylMain
Bath 2VinylMain
SunroomWall to WallMain9.8815.3

Listing Office: Coldwell Banker Select Profs.

Office Phone: 717-735-8400

Last Updated: September – 26 – 2013

All information provided is deemed reliable but is not guaranteed and should be independently verified. Participants, and their affiliated licensees, shall indicate on their websites that IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Copyright 2005 Keystone MLS Network, Inc.

Thursday 26th of September 2013 10:48 PM

Home for Sale York Pa 616 S Pershing Ave York Pa 17403

Home for sale York PA Seller is offering 6% seller help. With the Money you could qualify for from the city you could by this home no money down. Total remodel move in ready seller is also including washer dryer stove large garage great home.

Living Rm
L-
Dining Rm
L-
Fam Rm
L-
Den
L-
Kitchen
L-
Bdrm 1
L-
Bdrm 2
L-
Bdrm 3
L-
L-
Bdrm 5
L-
L-
L-
L-
Full
Half
Base
L-1
L-2
L-3
L-4
Feature Codes
Home Owner Fee Includes:
Assoc/Condo/Park Amenities:
Tax and Expense Data
Home Own Fee:
Fee Freq:
School Tax:
Municipal Tax:
Approx Yr Blt:
Deed Ref:
Items Reserved:
List Price:
MLS #
Neigh/Sub:
Municipality:
Elem Sch:
Stories/Level:
Finished SqFt:
Sch Dist:
Listing Courtesy of:
Sq.Ft. Source:
Abv Grd:
Blw Grd:
Unfinished SqFt:
Lot Dim:
Acre:
Rd Ftg:
Interm Sch:
High Sch:
Beds:
Full Bths:
Half Bths:
Directions:
Franklin Atlas:
Tax ID #:
Farm Features
Clean & Green:
Appx Wooded:
Appx Tillable:
County Tax:
Bdrm 4
Baths
Total:
Blw Grd:
Sold:
Contract Dt:
Settled Dt:
CC Pd By Seller:
Rp Pd Seller:
Financing:
To Be Built:
Sale/Rent:
Unit #
1
0
1
0
0
0
0
0
0
0
2195 3180
$69,200
08 Ward-York City
616 S Pershing
york
PA
17403
2.5 Story
1729
1729
0
0.0551
William Penn
3
2
Drive S on S. George,turn R on W.Cottage Pl,R on S.Pershey, Home on L
N
67081640400050000000
0
1729
Remodeled home with hardwood flrs,2 full BA. 6% seller help with acceptable offer. Home has a full Attic with a ceder Closet. This is a Restored home like in the 1930’S. Old world charm splashed with modern updates. Move in ready. Seller is motivated to sell this home this week. Bring your offer. Seller is also offering a $500.00 Gas Credit.
For Sale
$258
$1,161
1924
$1,922
No
End Unit
Semi-Detached
This information is deemed reliable, but not guaranteed. ©2013 REALTORS® Association of York and Adams Counties.
Map
ACT
York City
DESIGN
End Unit
CONST.
Stick Built
EXTERIOR
Brick, Cedar/Redwood
ROOFING
Asphalt Shingles
LOT DESC
Level, Clear, Fenced
PARKING
2 Car Garage, Oversized,
Detached, Off Street, On Street
HEAT
Natural Gas
WATER
Public Water
SEWER
Public Sewer
FIREPLACE
Living Room, Family Room
ITEMS INCL.
Washer, Dryer, Refrigerator,
Oven/Range
MISC. EXT.
Storm Windows
AUX. HEAT
Fireplace w/Insert
BASEMENT
Full, Outside Entrance
DINING
Separate Dining Room, Dining Area
LOT SIZE
Less Than 1/4 Acres
ROAD FRONT
Municipal Road
POSSESSION
Immediate, Settlement,
Negotiable
POSSIBLE FIN.
FHA, Conventional, VA
ZONING
Residential
ACCESS/LIMITATION
Public Road
OWNERSHIP
Fee Simple
CONDITION
Excellent
AGE
51+ Years
Jesse A Storm
jstorm@cbsp.com
Conta: (717) 735-6284
CB SELECT PROFESSIONALS
1000 N PRINCE ST
LANCASTER PA 17603
Office: (717) 735-8400
FENCING
Board

BING MAP VIEW
Num
Thumbnail
MLS #
Address
Schl Dist
Price
BR
FB
SqFt
D Center
1
21306529
616 S Pershing
York City
$69,200
3
2
1729
0
This information is deemed reliable, but not guaranteed. ©2013 REALTORS® Association of York and Adams Counties.
ALL FIELDS DETAIL

MLS #
21306529
Status
ACTIVE
Type
Residential/Farms
Address
616 S Pershing
City
york
State
PA
Zip
17403
School District
York City
Class
RESIDENTIAL/FARMS
List Price
$69,200
Sale/Rent
For Sale
IDX Include
Yes
Approx Tillable Acreage
Approx Wooded Acreage
Road Frontage
Total Fin SQFT Abv Grade
1729
Tot Fin SQFT Below Grade
0
Total Unfin SQFT Bel Grd
1729
Total # Bedrooms
3
Total Full Baths
2
Total Half Baths
0
Total Finished Square Ft
1729
GENERAL
VOW Comment
No
VOW Include
Yes
VOW Address
Yes
VOW AVM
No
REO/Bank Owned (Y/N)
No
Condo or Townhouse (Y/N)
No
Agent
Listing Office 1
Listing Agent 2
Listing Office 2
Listing Agent 3
Listing Office 3
Sub Agent Comm
3%
Buyers Agent Comm
3%
Transaction Licensee Comm
3%
Variable Commission
No
Listing Date
1/10/2013
Expiration Date
4/10/2014
Agent Hit Count
93
Client Hit Count
89
To Be Built
No
Stories/Levels
2.5 Story
County
York
Neighborhood/Subdivision
Elementary
Intermediate School
High School
William Penn
Lot Dimensions
Lot/Unit #
Franklin Atlas
ADC Atlas
York Co Parcel ID#
67081640400050000000
Adams Co Parcel ID#
Other County Parcel ID#
Municipality
08 Ward-York City
Clean & Green
N
Total Acreage
0.0551
SQFT Source
Sellers Name
Paul DeCaro
Living Room Level
Living Room Dimension
Living Room Description
-NOT USED-
Dining Room Level
Dining Room Dimension
Dining Room Description
-NOT USED-
Family Room Level
Family Room Dimension
Family Room Description
-NOT USED-
Den Level
Den Dimension
Den Description
-NOT USED-
Kitchen Level
Kitchen Dimension
Kitchen Description
-NOT USED-
Bedroom 1 Level
Bedroom 1 Dimension
Bedroom 1 Description
-NOT USED-
Bedroom 2 Level
Bedroom 2 Dimension
Bedroom 2 Description
-NOT USED-
Bedroom 3 Level
Bedroom 3 Dimension
Bedroom 3 Description
-NOT USED-
Bedroom 4 Level
Bedroom 4 Dimension
Bedroom 4 Description
-NOT USED-
Bedroom 5 Level
Bedroom 5 Dimension
Bedroom 5 Description
-NOT USED-
Other Room 1 Code
Other Room 1 Level
Other Room 1 Dimension
Other Room 1 Description
-NOT USED-
Other Room 2 Code
Other Room 2 Level
Other Room 2 Dimension
Other Room 2 Description
-NOT USED-
Other Room 3 Code
Other Room 3 Level
Other Room 3 Dimension
Other Room 3 Description
-NOT USED-
Basement Full Baths
0
Basement Half Baths
0
Level 1 Full Baths
1
Level 1 Half Baths
0
Level 2 Full Baths
1
Level 2 Half Baths
0
Level 3 Full Baths
0
Level 3 Half Baths
0
Level 4 Full Baths
0
Level 4 Half Baths
0
Total Baths
2
Directions From
Drive S on S. George,turn R on
W.Cottage Pl,R on S.Pershey, Home
on L
Search By Map
Update Date
9/20/2013
Open House Date
7/14/2013
Open House Time
1-3 pm
Off Market Date
GENERAL
Status Date
6/13/2013
HotSheet Date
9/20/2013
Price Date
9/20/2013
Input Date
6/13/2013 10:18:00 AM
Tax ID
Associated Document Count
0
Days On Market
253
Price/Ttl Fin SF
$40.02
Days On MLS
99
FEATURES
CATEGORY/USE
Semi-Detached
DESIGN
End Unit
CONST.
Stick Built
EXTERIOR
Brick
Cedar/Redwood
ROOFING
Asphalt Shingles
LOT SIZE
Less Than 1/4 Acres
LOT DESC
Level
Clear
Fenced
PARKING
2 Car Garage
Oversized
Detached
Off Street
On Street
ITEMS INCL.
Washer
Dryer
Refrigerator
Oven/Range
MISC. EXT.
Storm Windows
HEAT
Natural Gas
AUX. HEAT
Fireplace w/Insert
WATER
Public Water
SEWER
Public Sewer
BASEMENT
Full
Outside Entrance
DINING
Separate Dining Room
Dining Area
FIREPLACE
Living Room
Family Room
SHOWING INSTRUCTIONS
Lockbox
POSSIBLE FIN.
FHA
Conventional
VA
POSSESSION
Immediate
Settlement
Negotiable
ZONING
Residential
LISTING TYPE
Exclusive Right to Sell
AGE
51+ Years
ACCESS/LIMITATION
Public Road
ROAD FRONT
Municipal Road
CONDITION
Excellent
OWNERSHIP
Fee Simple
FENCING
Board
FINANCIAL
Original Price
$69,900
Assessment Value
$57,000
Deed Reference #
2195 3180
School Tax
$1,922
County Tax
$258
Municipal Tax
$1,161
Year Built
1924
Leased/As/Con/Pk Fee
Fee Frequency
Annual Heat
Annual Water
Annual Sewer
Annual Refuse
Annual Electric
Agent View Remarks
$1,000.00 Selling Bonus. for Selling
Agent House must sell and sell now
PUBLIC VIEW REMARKS
Remodeled home with hardwood flrs,2 full BA. 6% seller help with acceptable offer. Home has a full Attic with a ceder Closet. This is a Restored home like in
the 1930’S. Old world charm splashed with modern updates. Move in ready. Seller is motivated to sell this home this week. Bring your offer. Seller is also
offering a $500.00 Gas Credit.
SHOWINGASSIST INSTRUCTION
go and show combo lock box
ADDITIONAL PICTURES
DISCLAIMER
This information is deemed reliable, but not guaranteed. ©2013 REALTORS® Association of York and Adams Counties.
MLS NUMBERS
MLS #
21306529
This information is deemed reliable, but not guaranteed. ©2013 REALTORS® Association of York and Adams Counties
Home for sale in York brought to you by http://stormteamrealestate.com Another quality home for sale in York pa

4 Ways to Hater-Proof Your Listing

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In my experience, there’s one fundamental truth about haters: you can never fully escape them. The only way to live a 100% hater-free life is to never stick your neck out, and never do anything because, as the saying goes, you simply cannot please all of the people all of the time.

And this is particularly true with real estate and putting your listings on the market – because homes, locations, aesthetics and such are so much a matter of personal preference, some people will find something to criticize about even the most perfectly staged, priciest properties on the market.

As a listing agent, your job is not to try to make your listings be all things to all people – but you do want it to appeal to enough buyers that you get one great offer (and multiple offers never hurt anybody, either). That said, you don’t want your listing to be the house that nearly every buyer and broker sees, rolls their eyes and utters the same few, predictable deal-killing criticisms.

Fortunately, what is predictable is avoidable. Unfortunately, many of the things that make a listing susceptible to haters are issues on the seller’sside of the property preparation responsibilities. Let’s explore the most common things buyers hate about listings they see. In the process, you’ll get equipped with things you can say to your sellers to help sidestep those issues and, in large part, hater-proof your own listing.

House Hater Complaint #1: Odors.

You might think I’m beating a dead horse, here, or even preaching to the choir. But as long as house hunters keep emailing me to ask why, in the name of all that is sacred, they keep seeing homes that smell like all sorts of madness and mayhem, I’m going to keep repeating this message.

Viewing a home sounds like it’s all about the visual of the experience. And visuals are critical – your listing should be in its Sunday best, so to speak, when it’s being shown, in terms of being spruced, staged and clutter-free. But when a buyer comes to see your listing, they don’t turn off the rest of their senses. And there is nothing that can turn a buyer off from a home they’d otherwise like more quickly than a powerfully bad odor.

In particular, cigarette and pet odors in a house that seems to have been well-cleaned create the concern that they might be permanent and that the buyer might not be able to get rid of them without dropping some serious cash on cleaning or even removing wall, window and floor coverings.

If you are listing a home and you know that someone has been habitually smoking in it home or that the seller has had a “challenge,” let’s say, with pet accidents, do not ignore the problem. And do not think that because you had the carpet shampooed or the drapes cleaned, or because YOU can’t smell anything, that the problem is gone.  The human sense of smell very quickly gets used to smells that it lives with or is surrounded with on a regular basis.

It’s one of the tougher parts of your job as an agent to point out bad smells and odors, no matter how painful the conversation and make sure they are eradicated by any means necessary, before you place your listings on the market.

House Hater Complaint #2: Glaringly extreme overpricing.

There’s the kind of overpricing that makes a buyer say, “Hmmm – seems a bit high. Let’s go see it, but we might have to offer a little less than the asking price if we like it.”  Then there’s the kind of overpricing that makes buyer say “I’ll wait until a price reduction” or worse, hold their sides from laughing.

When overpricing is glaring, many buyers and buyer’s brokers will comment on it or inquire about it. What they are less likely to do is actually come out and see the place – especially if they weed it out online after comparing its specs to all the other homes in the area and the price range.  Often, homes this severely overpriced simply don’t sell, or not until after they’ve had some serious price cuts or have been on the market so long buyers begin to feel confident about making lowball offers.

In fact, the goal is the opposite – you want your listing to stand out as a property that is not dirt cheap, but does present a good value for the money – that’s what motivates buyers to get out of their chairs and into the property for a viewing.

Obviously, you don’t set the price of your listings. It’s also obvious that the agent-seller conflict about overpricing is one of those battles that have been fought since Adam and Eve sought to list the Garden of Eden.

Here’s how to hater-proof your home’s listing against this issue: force your sellers to fixate on the comps. Smart sellers deactivate their emotional attachment and very human tendency to overvalue their precious homes by poring over the sales prices (not list prices) of similar, nearby homes that have recently sold. Walk them through this data – don’t forget to show them the overpriced listings that are lagging on the market, and any value-priced listings that have sold for way more than asking.

When you get a seller who simply won’t budge off a dramatically high list price:

(a) get them to sign a reduction addendum that will automatically kick in after 30 or 45 days on the market, and/or

(b) consider whether this listing makes sense to take in the first place.

Also, consider using your broker’s first Open House as an additional hater-proof measure: if the agents overwhelmingly comment that they think the home is significantly overpriced, communicate this feedback to your seller.

House Hater Complaint #3: Dirt and messes.

Possibly the single largest source of House Hater Complaints I’ve ever heard are the dirt, messes, piles and personal belongings that buyers find so distracting, when they walk into a home for a viewing or Open House. Obviously, homes that are filthy from floor to ceiling are fertile fodder for haters, but often those homes are bank-owned or otherwise distressed so that the sellers aren’t likely to do much.  What is underestimated is how often even savvy home buyers are distracted (and disgusted) by relatively clean homes that just have a few outstanding messes, like piles of dirty dishes in the sink, piles of dog poo in the yard or even piles of papers, mail, books or clothes lying out in plain view.

Will one or two such items ruin the sale of your home? Perhaps not. But a few of them (or more) can certainly distract a buyer enough that they fixate on the home’s messes and, in the process, fail to see what is so great about your property.  As I see it, cleaning up, meticulously, before every single showing is free – so it makes no sense to even run the risk of turning off a prospective buyer by letting messes get in the way of their ability to visualize themselves and their families flourishing in your home.

Make sure you brief the sellers in detail on what buyers expect, in the way of cleanliness.  Also, set up a plan for giving them enough notice of showing appointments that they can do a quick, but thorough, house cleaning pass through before every single viewing.

House Hater Complaint #4: Lots of little malfunctions.

All of us tend to think our homes are in fantastic condition.  After all, your sellers have had the furnace maintained regularly, they’ve installed granite and dual paned windows – maybe they even took your advice to have the floors refinished or the walls painted in preparation for putting the place on the market.

That’s all fantastic – all the non-cosmetic work that’s been done to maintain and improve your listing should be trumpeted in your marketing materials, and the cosmetic items will (or should) speak for themselves. But here’s the thing: houe hunters won’t be running the dishwasher or testing the furnace (at least not until inspections).

http://stormteamrealestate.com or http://www.stormteamrealestate.com

Weekly Mortgage Update

Jesse Storm Realtor

Provided by
Robin Gamby

Robin Gamby
VP
M&T Bank
2270 Erin Court
Lancaster, PA 17601
Phone: (717)391-8082
Fax: (866)439-8254
Cell Phone: (717)575-9032
E-Mail: rcgamby@mtb.com
Website: http://www.mandtmtg.com/rgamby

Market Comment

Mortgage bond prices finished the week lower, which pushed rates slightly higher. Stocks rallied Tuesday, which pressured mortgage bonds. Retail sales rose 0.1% in January as expected. Industrial production fell 0.1% and capacity utilization printed at 79.1. Expectations were for production to increase 0.2% and utilization to remain unchanged at 78.9. That data was mixed and caused very little market movement. Consumer sentiment printed at 76.3. Traders were expecting consumer sentiment to fall 0.3 to 73.5. That data was stronger than expected. Consumer sentiment is an important gauge of future spending from households. In the US, consumer spending accounts for roughly 2/3’s of GDP. Unfortunately most rates finished the week unchanged to 1/8 of a discount point higher.

LOOKING AHEAD

Economic
Indicator

Release
Date & Time

Consensus
Estimate


Analysis

Housing Starts

Wednesday, Feb. 20,
8:30 am, et

687k

Important. A measure of housing sector strength. Weakness may lead to lower rates.

Producer Price Index

Wednesday, Feb. 20,
8:30 am, et

Up 0.2%,
Core up 0.1%

Important. An indication of inflationary pressures at the producer level. Weaker figures may lead to lower rates.

Fed Minutes

Wednesday, Feb. 20,
2:00 pm, et

None

Important. Details of the last Fed meeting will be thoroughly analyzed.

Weekly Jobless Claims

Thursday, Feb. 21,
8:30 am, et

345k

Important. An indication of employment. Higher claims may result in lower rates.

Consumer Price Index

Thursday, Feb. 21,
8:30 am, et

Up 0.3%,
Core up 0.2%

Important. A measure of inflation at the consumer level. Lower than expected increases may lead to lower rates.

Existing Home Sales

Thursday, Feb. 21,
10:00 am, et

4.96m

Low importance. An indication of mortgage credit demand. Significant weakness may lead to lower rates.

Philadelphia Fed Survey

Thursday, Feb. 21,
10:00 am, et

-10.4

Moderately important. A survey of business conditions in the Northeast. Weakness may lead to lower rates.

Leading Economic Indicators

Thursday, Feb. 21,
10:00 am, et

Up 0.3%

Important. An indication of future economic activity. Weakness may lead to lower rates.

10-year Treasury TIPS Auction

Thursday, Feb. 21,
1:15 pm, et

None

Important. TIPS will be auctioned. Strong demand may lead to lower mortgage rates.

Producer Price Index

The producer price index is a measure of prices at the producer level and is important because it is the first inflation report to be released each month. Investors are typically able to gain an initial indication of inflationary pressures from the release. If producer prices are increasing, there is a tendency for producers to pass the increases on to consumers in the form of higher priced goods. It is important to note that PPI is only a measure of goods, while the consumer price index is a measure of goods and services. It is possible for the price of goods to remain stable, while the price of services increases. In this scenario PPI would do little to warn of a change in inflationary pressures, while the CPI report would provide an indication of the inflationary effects of the service component. This distinction between the two reports shows why most analysts view the CPI as a more accurate indicator of inflation. Nevertheless, market participants still gain valuable insight into potential volatility in the financial markets from the PPI release. Be cautious heading into the inflation data this week.

Stop by Http://stormteamrealestate.com for more updates

The ASHI Experience When You Have WIN Home Inspection At Your Side

When you call WIN Home Inspection, you get

 

Matthew Steger, Owner/Inspector, is an ASHI Certified Inspector meets the rigorous requirements to be a provider of “The ASHI Experience”, a professional home inspection that combines the highest technical skills with superior customer service. We strive for 100% customer satisfaction and we measure this via a customer satisfaction survey provided to the client. Matthew has more than 10 years experience inspecting thousands of homes in Lancaster, Dauphin, and Lebanon Counties. He is also an engineer. We take the time to fully and clearly explain any issues with the client.

The American Society of Home Inspectors (ASHI) is North America’s oldest and most respected professional society of home inspectors. ASHI sets the mark for the highest inspection standards among national home inspector organizations and also is the only national home inspector association with an accredited certification program.

 

WIN Home Inspection provides:

1. A thorough & complete home inspection that’s easy to read & understand (w/ digital photos);

2. A Free 90 day limited Home Warranty and a Free Appliance RecallChek;

3. The proper perspective for each home inspected (non-alarmist);

4. Preventive maintenance recommendations to help the buyer better protect their new investment;

5. After-hours ordering and phone support to answer your questions, and;

6. Risk-Free Referral (your liability is lowered since you are covered under our E&O insurance).

 

Give WIN Home Inspection a try and find out why “We See More. Clearly.”

 

Print this email and give it to your next client to save them $40 off a Home Inspection/Termite Inspection Combo! (offer expires 31 December 2012)

 

Call 717-361-9467 or check us out at www.winhomeinspectionelizabethtown.com


Matthew Steger
Owner/Inspector
WIN Home Inspection – “We See More. Clearly.”

Phone: 717-361-9467
Web: www.winhomeinspectionelizabethtown.com
Email: msteger@wini.com
2133 Andrew Avenue
Elizabethtown, PA 17022

Check out our Facebook page at:

www.facebook.com/winhomeinspectionelizabethtown

Copyright 2012 WIN Home Inspection

Help Your Seller Clear Out The Clutter

Jesse Storm Realtor

In a perfect world, every home seller would be a neat freak and have their house in immaculate condition. Sadly, that’s rarely true. So here are a few ideas you can use to help your seller improve the overall look and feel of their home, which will help it sell even faster.

KitchenThere’s nothing worse than watching a buyer opening a kitchen drawer that’s cluttered and seemingly dirty. Thankfully, drawer organizers offer a simple solution that will help make silverware and other items look much more appealing.You might also want to consider having your home seller attempt to tame the mess created by unorganized plastic containers. As for those random items cluttering open shelves, try stashing them in rattan baskets.

Kid’s room.

Fight the urge to remind parents how important it is to teach their kids to clean up their room and suggest putting those toys strewn across the room into something like a wicker or canvas basket with lid. While you’re at it, consider storing out of season clothing underneath the bed to make the closets spacious.

Living room.

Despite good intentions, covering a coffee table with magazines and other items rarely has the desired effect. Instead, it can come across as unkempt and become a turnoff for potential buyers. The good news is a simple ceramic or wicker tray can be a great home for items like this and provide eclectic appeal.

Master bedroom

Besides the obvious tips like making the bed, opening the blinds for natural light, and cleaning the floors, keep an eye out for things like cluttered dresser or night stand surfaces. Hanging organizers are a great solution for this particular plight as they can store plenty of items while remaining out of sight.

Be sure to also take a look inside the closets. If you’re staring at an unsightly pile of mismatched shoes of every style imaginable, suggest an expanding tiered shoe rack. This simple step will keep the closet looking organized, and more importantly, expansive.

American Home Shield is providing the information for general guidance only. Due to the general nature of the property maintenance and improvement advice in this material, neither American Home Shield Corporation, nor its licensed subsidiaries assumes any responsibility for any loss or damage which may be suffered by the use of this information.

Carbon Monoxide Poisoning Avoidance and Prevention

Carbon Monoxide Poisoning: Avoidance and Prevention
Carbon monoxide (CO) is an odorless, colorless gas produced by the combustion of fuels such as natural gas, oil, and propane in mechanical unit including furnaces, water heaters, and stoves. These items are normally designed to vent the CO to the outside, but harmful interior levels of CO can result from incomplete combustion of fuel, improper installation, or blockages, leaks or cracks in the venting systems. Very high levels of CO can lead to incapacitation or death, with victims sometimes never having been aware they were being poisoned.Homeowners can take action against potential carbon monoxide poisoning by taking the following steps:

Have all fuel-burning appliances professionally inspected annually, preferably before the start of the cold-weather season when heaters and furnaces are first used.
These appliances include gas stoves and ovens, furnaces and heaters, water heaters, generators, and clothes dryers.
All such units should be properly installed and safely vented to the outside.
If repairs are necessary, be sure they are performed by a qualified technician.
Always use the proper fuel specified for the unit.
Have flues and chimneys for fuel-burning fireplaces or wood stoves inspected regularly for cracks, leaks, and blockages that may allow a buildup of CO to occur.
Never use gas stoves or ovens as a home heating source, even temporarily.
Do not idle a vehicle in a garage, even with the garage door open. When starting the car, open the garage door, start the engine, and drive out as soon as possible to prevent dangerous CO emissions from accumulating.
For additional protection, purchase a CO detector (either battery operated or plug-in) and follow the manufacturer’s instructions for proper location and installation. Installation of working CO detectors in residential properties is now required by law in many areas.
Learn what to do if the CO alarm activates: if anyone in the home experiences symptoms such as fatigue, dizziness, blurred vision, nausea, or confusion, everyone should leave immediately and seek medical attention. If the alarm sounds but no symptoms are felt, open doors and windows immediately and shut off all fuel-burning devices that may be potential sources of CO.

Your local Pillar To Post office looks forward to serving real estate professionals and homeowners all year round. Contact us today!

THE PILLAR TO POST ADVANTAGE
  • The Pillar To Post Inspection Report can be generated on site at the completion of the inspection, so your client won’t have to wait for the results.
  • All Pillar To Post inspectors carry E&O insurance to protect you, the referring agent.
  • As North America’s leading home inspection company, Pillar To Post is committed to providing the highest quality service to real estate professionals and their clients.
$40 OFF
Redeem this coupon for $40 off any Home Inspection

Inspection includes a comprehensive computerized report that can be delivered on site. Limit one coupon per inspection. Not valid with any other offer. Coupon must be presented at time of inspection.
Offer Expires: March 31, 2013 
For more information about home inspection or to schedule a home inspection, click here to find your local Pillar To Post office. 

Kyle Rupp

Kyle.Rupp@pillartopost.com
http://lancasterhomeinspection.pillartopost.com/

1-888-268-0085

4 Reasons to Write a Real Estate Love Letter: When, Why and How to Express Your Emotions About A Home

In a world where an ”XO” text message or Facebook relationship status change signifies deep emotion, the long-form love letter seems to be a dying art. So it is somewhat surprising that the seemingly cut-and-dry, numbers-and-negotiation-riddled realm of real estate is one of the last bastions of the love letter.

Many agents advise both their buyers and sellers to keep a calm, cool and collected demeanor throughout the transaction, out of concern that demonstrating emotion will spark greedy sentiments and advantage-taking desires in the hearts of the folks on the other side of the table. And there’s truth in this: walking into a house and salivating is never advisable.  But there are some times when putting your heart on your sleeve – and your pen to paper to express your love for a home you’re buying or selling – is just what your transaction needs to bring things together and get you the results you want.

1.  Seller → Buyer: Video Love Letter. Your agent might be telling you that video is THE NEXT BIG THING in marketing a home. And you know what? They’re right. In a recent survey of house hunters, 70 percent cited “touring a certain home” as their reason for viewing videos in the course of their search for a home – and 86 percent said their purpose for watching a video was to learn about a particular area. Fifty-one percent of them pointed to YouTube as their primary video source.

Many home marketing videos are simple tours of the property. But what makes a video a love letter expressing why you love the house (and why a buyer will, too) is ensuring that the swoon-worthy features of the home actually make it into the video!  If you have a delightful backyard, have the videographer shoot it alight at night, as well as during the day. If there are custom built-ins, high-end appliances or secret spaces with smart organizers inside – there should be shots of these things, rather than just a couple of broad sweeps of the camera across the room.

If your neighborhood is the epicenter for local shops, farmer’s markets and such, have the videographer incorporate and label shots of these things – ideally after the footage of the house – to paint the fuller picture for the viewer of the full experience of life in your home. If you’d like to do some sort of personal narration about how much you have loved living in this home, and expressing heartfelt best wishes for the next owner, that can be a nice touch – but keep it uber-short.

Work with your agent to be sure the YouTube description of your video includes a link to the home’s Trulia listing, and vice versa.  Also make sure the name of your town, neighborhood and “home for sale” appear in the YouTube description of your video love letter about your home, to make it more likely that the right folks will find it when searching the web.

2.  Buyer → Seller:
 Multiple Offers.  So, you finally found the one.  Perfect porch – swing included. Coffee shop downstairs in the building. Gingerbread-laden Victorian ready for fixing. Whatever floats your boat, as they say. The only thing is, there are about 5, 15 or 50 other people who think this property is their one – and all of them are making offers to buy it.

As a buyer, there’s no better time to write the seller a love letter about their home than when you are competing in earnest with other offers. (Logistically, this is something your agent will include when they submit your offer and loan approval documentation.)

In fact, the love letter should briefly explain why you like their home, but it should also go into more detail about your love for your family, your life, your career, your town, etc. and why you think their home is the perfect launching pad for the next stage of all of these relationships.  It is not overkill to humanize yourself or your family by including a photo – pics of babies and dogs go over well, though some agents feel that photos can work against you in cases of an ornery or biased seller.

That said, it’s essential to think through the multiple offer love letter in the overall context of the fever-pitched negotiations.  Will a love letter help you beat out offers of tens of thousands of dollars more than yours? No, it won’t – so it’s essential that even if you do write a love letter, you still make your most competitive offer, price-wise, in light of the comparables, your budget and your level of desire to secure the place.

So what, then, is the advantage you gain from writing a love letter?  It might get you a counter-offer when you would normally have gotten an outright rejection.  It might get you the leg up on a buyer offering the same amount of money, when the seller is already aware that that dollar is the most the place will appraise for (so countering for more is not a great option).  And it might get you some seller graces and above-and-beyond cooperation later in the transaction, like furnishings thrown in or time extension requests granted, if you are the victorious winner.  So, for something that costs nothing, it might just be worth it, even if the chances it will help you best a buyer offer thousands more than you are between slim and none.

3.  Seller → Buyer: Written Home/Neighborhood Love Letter.  It should be clear at this stage of the game that your house will need to speak for itself – it’s location, condition, price and even staging create a holistic package that buyers will scrutinize in evaluating whether or not it’s a love match.  But when you have a beautiful home in a fantastic neighborhood, it can still be a powerful thing to have a love letter about your home and neighborhood, with a few other extras, sitting in a binder on your counter.

Buyers fantasize about how happy their families are and will be in the property – so letting them know about the years of joy your family has experienced there only adds to the good vibes.

Buyers might not know all the charming, fun or convenient amenities your neighborhood has to offer. I have lived and run in my neighborhood for almost four years, and just stumbled across a new secret staircase into the park by the lake last week!  If your home is otherwise likely to be sought-after by hikers, dog-walkers, foodies or film buffs and your neighborhood has amazing offerings for those types of folks, say so in your love letter. I’ve seen an amazing binder filled with a family’s love letter about their home, their neighbors and their neighborhood, complete with a list of all their favorite neighborhood vendors, restaurants, the names and numbers of their housekeeper and gardener – and even some menus from the restaurants that deliver to the address!

Many listing agents are starting to include any pre-listing inspection reports and disclosures in a binder that remains in the property during showings, as well as being emailed to buyers’ brokers in digital format upon their request. These “disclosure packets,” which tend to increase the chances of getting an as-is offer up front, and reduce the chances that the buyer will try to renegotiate mid-stream, are a great spot to include your love letter and any supporting materials. If there’s something that needs major fixing in your home, and you want to explain anything about it, this might be a good place. If you’ve invested thousands in upgrading it, this is a good place to brief the buyer on that, too.

Work with your agent to create a strategy about what details to include, and make sure your agent signs off on the final version before you put it out for the world to see.

4.  Buyer → Seller: Unlisted Home.  Did you ever see the War of the Roses, with Michael Douglas, Kathleen Turner and Danny deVito? At the beginning of the Roses’ ill-fated marriage, they found a storybook home that wasn’t on the market by stalking it, writing a note to the seller and ultimately, being in the right place at the right time when the elderly seller passed away.

This sort of thing does actually happen, on occasion, in real life – a buyer actively pursues a home that is not for sale, simply because they love it, and the seller agrees to sell. This is tricky territory, as often:

  • buyers seeking an unlisted home can be seeking to get an infeasibly low price or seller-financed deal, which the seller has no reason to accept (i.e., before accepting a lowball offer, the seller would put it on the market)
  • sellers simply have no interest in selling the place, or they would have it on the market
  • some scam artists send seemingly handwritten letters to sellers en masse, making them skeptical of the occasional legitimate buyer who writes them a love letter
  • sellers might have unrealistic expectations about what they should get for the home, or only be willing to sell for top dollar
  • there are legal restrictions in some states on making proactive approaches to home sellers who are behind on their mortgage or in some state of foreclosure, which wanna-be buyers should take care to observe (a quick consult with your own broker or a real estate attorney is in order, before you send a seller a love letter on an unlisted home).

That said, if you’re looking for a very unusual type of property in a market where few are sold (e.g., an equestrian property near the city) or there are only a few homes in your area that fit your specifications, it’s not a bad idea to submit letters putting sellers on notice that you are interested in their property and would love to discuss buying it. If the seller does bite, you would be well-advised to bring a broker, attorney or title/escrow professional into the transaction to ensure that everyone’s rights are protected and responsibilities are met in the course of the transaction.

Buyers (Past and Present):  Have you ever written a love letter about a seller’s home? Did it work? Have you ever read one?  Did you find it compelling?

Sellers (Past and Present): Do you have a success story about using a love letter – written or video – to help sell your home?  Do tell!

4 Home-Buying Nightmares You Can Help Prevent

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Jesse Storm smaller

If you’re a film fan, you might have noticed a theme that I just discovered recently in movies that star movie star extraordinaire Denzel Washington. He tends to play roles at one extreme of the villain-hero spectrum or the other. But when he’s on the hero end, he often uses his smarts and expertise to do things no other mere mortal could do, despite his personality flaws, addictions and lack of any superhuman powers:

  • In Man on Fire, he rescues a little girl from from a Mexican cartel.
  • In Unstoppable, he stops a runaway train carrying a load of toxic cargo.
  • In his latest movie, Flight, he lands a passenger plane that no other pilot could, in part, by flying it upside down.

Sometimes, as I see it, brokers and agents are the Denzel Washingtons of our clients’ real estate transactions and life visions. There are some hazards of home buying that are totally unavoidable, but there are some that highly-skilled, highly-observant, highly-savvy agents help their clients avoid falling prey to dozens, even hundreds of times throughout their careers:

1. Freak-outs and buyer’s remorse.

I tend to joke with buyers and sellers alike that the on the day an offer or counter-offer is ratified, both parties spend the evening riddled with remorse: the buyers think the accepted offer means they could have gotten the place for less, and the sellers think it means they could have demanded more!  Okay, so it’s not totally a joke.

All jokes aside, it is the case that some buyers rue the day they closed on a home for years and years to come. This often happens, in my experience, when the home itself doesn’t turn out to be highly functional for their lives, the place turns out to be a lemon or the buyers find themselves overextended financially and end up in mortgage distress.

Clearly, the decision-making on all of these issues – house “fit,” house condition, and how much to spend – are ultimately the buyer’s decision, not yours.  Condition surprises are only avoidable via scrutinizing disclosures and having inspections.

But I have found one exercise to be a powerful way agents can help eliminate later remorse – I call it, the Vision of Home exercise.  Before you ask them to get into the nitty-gritty details of the sort of house they hope to buy, in terms of bedrooms, bathrooms and the like, ask your buyer clients to sit down and journal out their vision for their life after they move into the home.  Tell them to go whole hog and cover what they see in their minds’ eye on topics including, but not limited to:

  • who they envision living in the home over the next 5 or 10 years
  • what sorts of things all those people will likely do, inside and outside of the home, for work, school, play and downtime (i.e., will they spend their Saturdays walking to the farmer’s market, hiking the regional parks or hammering away on home improvement projects)
  • where everyone will go to school or work, and how they will get there, and
  • how much they want to work, and any changes in their work lives that they would like to make in the next few years, like starting their own business, telecommuting or changing jobs or industries (this point goes both to how much they spend and some of the home amenities they will need).

From there, you can work with them to move to more granular details, like the beds, baths, square feet and location details of a home that should help them realize their vision of home. And here’s how you resolve a freak-out:  if or when the buyer gets panicked post offer-acceptance, whip this original Vision of Home document right on out.

At that time, or just before you remove contingencies, you can walk through this document with them, and one of two things will likely happen: they will be delighted to find that, even after the inevitable house hunt compromises, the place still will help them fulfill most of the items on their life vision wish list or they will realize that they have wandered too far astray from their original vision and back out while they still have the opportunity to find the right home for them.

2. Intentional ignorance.

(unread disclosures, inspections – order more, make recommendations, etc.)

Buyers who fail to read disclosures, inspections, loan documents and such are buyers who tend to end up really, really upset at a later stage of the deal – often at you, their agent. Sometimes these are buyers who are so unused to these sorts of transactions that the mere sight of all those papers and zeros makes their eyes glaze over, bodies fall to the ground in the fetal position, mouths foam – etc. and so forth.  Other times, these are buyers who have done so many major transactions in their work or their lives that they’ve gotten too casual, too lackadaisical, with the details.

  • Read them yourself – summarize, flag items you think are important and obtain a written receipt with a bold, all caps acknowledgement at the bottom.
  • Set an appointment to review the items with them, rather than just having your transaction coordinator send them over email or through your digital document signature application.
  • Encourage them to ask questions – and give them “permission,” even encouragement to simply keep asking until they feel they are completely comfortable and understand everything.  Some Type-As who are used to immediately grasping everything they read are very hesitant to ask what they think are “dumb” questions.
  • Ask the mortgage pro on the transaction to send loan documents to your buyer and yourself at least a day or so in advance. The prospect of trying to read and catch mistakes in that pile of docs sitting at the closing table, often with the keys to the property and their moving hands hanging on whether they all get signed that very moment is one of the most common reasons buyers cite for not reading and understanding their papers.

3. Jumping off a self-made mortgage cliff.

In a heating market like today’s, the auction atmosphere and uber-long timelines of many house hunts can cause buyers to forget some of the fundamental tenets of buying a home – particularly when it comes to maintaining their financials in the same state they were when they were pre-approved for a home. Here’s what I’ve seen work well:  tell your buyer clients at your very first meeting all the ways you’ve seen other buyers inadvertently kill or seriously complicate their own deals. Make sure you include:

  • Increasing their credit card or other debt
  • Paying off and closing credit accounts
  • Buying a car (an oldie, but goodies)
  • Changing jobs and industries
  • Paying bills late/incurring new derogatory marks on their credit report.

Even if their house hunt takes a year or longer, even if they are relatively self-service in terms of viewing Open Houses on their own, make sure you stay in close contact with them throughout and make sure they know to check in with you or their mortgage broker before they make any major money or career moves.

4. Deal-killing delay.  

Hesitation kills deals – and it often critically wounds those it doesn’t totally slay. Agents know this. Most of us have cringed as we anticipated and actually witnessed this take place, more than once – or more than once every year:

  • The buyer that loves a place, but is afraid to commit, so takes an extra day to make an offer or respond to a counter and loses it to another, more aggressive buyer.
  • The buyer whose anxiety snowballs into feet-dragging on getting their documents to the mortgage broker, forcing them to run behind on loan contingency removal, which the bank seller refuses to extend, or
  • The buyer who waits so long to get serious about reviewing disclosures, reading inspection reports and obtaining repair bids that they panic and consider pulling out of the deal when the first inspection reveals even a few condition issues that would not otherwise be so worrisome.

Obviously, if you can brief your buyers before they get started hunting in earnest on the folly of hesitating, that will get through to a good number of them.  Additionally, because much of the early-deal hesitation arises from the novelty of the idea of making such a major financial commitment, doing a very thorough job of running and reviewing the comparable as they decide how much to offer, briefing them on how many other offers they are up against and reminding buyers of all the contingencies you’ll be writing into their offer can help diminish the panic-based paralysis that so commonly stops them in their tracks.

Wrap-up.  

Even the most Denzellian of real estate agents can only do so much. Beyond making your best effort and implementing some of these and similar exercises and strategies, there’s no education like a market education. By that I mean that some buyers simply have to disregard your advice and lose a house or a mortgage before they become receptive to your urging in the future. I’ve found that buyers who go through this can turn out to be your best clients and biggest raving fans in the future – after all, the market has proven you right!