ALPHARETTA GA HOMES FOR SALE – Alpharetta, Ga Real Estate

There are more than 5 key factors that influence the sale of your home and the order is not as important as considering all of them when you are selling and pricing a home.

You have all heard the most important factor in selling a home is location, location, location, but there are four others to consider.

1. Price
2. Home Condition
3. Market Conditions
4. The Realtor

1. LOCATION – The location of a home cannot be changed. The better the location such as a quiet cul-de-sac, backing on to a greenbelt, or a view are more generally considered more desirable. Alternatively, a busy street, nearby power lines, proximity to a commercial or retail business or even too close to a school are often considered less desirable. It is important that you recognize the location and price and market your home accordingly.

2. PRICE – Pricing your home correctly is critical to the sale. The homeowner wants to sell their house for as much money as possible, but if your asking price is too high your house will only help sell other houses in your area. There are at least three negative outcomes you can expect from overpricing a property:

a. The time your home sits on the market will increase, making buyers think you are more likely to accept a lower offer than the home’s fair market value.
b. You will be missing out on buyers who should be looking at your house, but because it is out their price range they will miss it. This often happens when you price outside of a range such as choosing $ 765,000 instead of $ 749,000.
c. You receive low offers or no offers at all. A higher asking price does not always equal a higher sales price. The more you overprice a property, the more likely you are to eventually sell it at a price lower than it is worth.

So how should you price a home? Price your house to attract appropriate buyers for your neighborhood and location. The more buyers that come to see your home, the more they will compete for your house, which will drive your sales price up. Competition will result in receiving offers over and above your asking price. Don’t let Realtor buy your listing by agreeing to sell it for more than it’s worth as it will only be a matter of time before they are back suggesting a price reduction.

3. CONDITION – Buyers will pay more for a home that is clean, has great curb appeal and is in good condition. Few people can see past the purple paint and worn carpet and even fewer can get past the clutter. Most people find it hard to visualize what your home will look like as theirs so if you are not taking the necessary steps to stage your home to appeal to the widest number of buyers you will simply have to have more buyers come through until one can see them selves living in your home.

4. THE MARKET – The real estate market is always in one of three types of markets.
A. Seller’s market where there is low inventory and more buyers which, in turn, drives selling prices up.
B. Normal stable market where there is an equal number of buyers in proportion to the number of homes for
sale. The result is home prices remain stable.
C. Buyer’s market where there are more homes for sale than buyers who want to buy. This causes home prices
to decline.
Knowing the market conditions will help you price your home effectively and know what to expect.

5. The Realtor You Choose – Depending on where you live there are more Realtors than there are lawyers so sifting through them to find the right one can take time. I think it is fair to say any Realtor you contact will eagerly tell you they are the right Realtor to list your house for sale . But there is more to marketing a home than simply putting it on the MLS and if don’t interview a number of Realtors before choosing one you are definitely limiting the exposure of your home. Here are a few things to consider

• Their experience at marketing houses in your price range and in your area.
• Their presence on the internet through a web site and/or blog.
• Their demonstrated knowledge of home prices in your area.
• Their marketing plan for your home.
• Their track record.

• References.

Any questions? Feel free to call me on my cell 678-575-6735 or e mail huntforhouses@yahoo.com ”the best Realtor in Alpharetta”

* Thanks to Mike Blaney w/ Marketing Guy for the great info!

The Bath: Enjoy It Before You Sell It

Friends of mine decided to sell their townhouse a while back and immediately knew what they had to do to demand top dollar, if not, multiple contracts: get the house in shape. A couple of weeks, two contractors and $10,000-plus later, they had new carpet; new kitchen appliances with white flooring; new paint throughout (including the demolition of a mirrored wall); power-washed/stained deck; and a few plumbing issues taken care of.

Once all the work was done, they sat back in their newly revamped dwelling and sighed: “Why didn’t we do this sooner?” The investment was quite small when you consider the benefit, but many homeowners wait till it’s time to sell the house before they replace all the items of their home that have been bugging them for years.

Giving your home a facelift could be more affordable than you think. This was especially brought to mind during a visit to one of my favorite restaurants. Visiting the restroom, I was appalled at the condition: old plywood; an old mirror losing its reflective backing; mildewed caulking; and a stench very unbecoming this particular establishment.

A bathroom is probably one of the easiest and most affordable rooms to give a face lift and provide a “wow” factor for buyers coming into your home. I’m not even talking about a complete remodeling, just a face lift that can change the room’s look and shift your personal feelings about the room.

Think about it — when you walk into a 20- to 30-year-old home, would you be more excited about one with the original vanity, sink, faucet, shower door, mirrors and lighting? Or would you have a wow factor when seeing fresh paint, upgraded hardware, a modern vanity, and a dual showerhead found in most fine hotels? In addition, how would you like to create that wow factor for less than $1,000? It can be done.

Looking over a few large home improvement web sites will give you a grasp of how attainable this face lift can be. What you want to spend on the bath is up to you. You can upgrade your showerhead for as little as $6 for a low-grade plastic energy saver model or as high as $3,750 for a multiple head shower tower. We’ll keep our budget a little in the middle for a run of the mill bathroom, that WarmlyYours.com says is about 100 square feet.

• Sinks: ($150 – $400) This can be as bland or fancy as you want.
• Vanity: ($150 – $900) For every bland sink, there’s a vanity to match.
• Faucet Hardware: ($30 – $100+) There are hundreds of models from which to choose — from chrome to polished brass.
• Lights: ($50 – $100+) Again lots of choices.
• Towel racks, etc.: ($50 – $100+)
• Paint/Caulking: ($50 – $100+)
• Flooring: ($45 – $100+)

Obviously, you can push the budget up a lot higher than what’s quoted above, however, I’m talking about a budget-conscious face lift, complete with a wow-factor, not gutting the bathroom for a complete remodel.

Your facelift can be as low as a few hundred dollars or a couple thousand bucks. But here are a few fix-its that are really (really) cheap, require a very minimal investment and just some good old-fashioned elbow grease:

• Deep cleaning: maybe all this room needs is just a good cleaning. Think sanitizing. Really get down to the nitty-gritty and cut the grease in all the crevices.
• Kill the mildew with a commercial spray. White caulk gleaming from underneath mildew can make all the difference.
• Remove old caulk and recaulk the complete bath.
• Regrout floor and shower tiles.

Before you invest a lot of money to make the next owner happy with your home — work on a redo so that you enjoy it yourself.

by M. Anthony Carr

Need more tips to brighten up your home? E mail me at huntforhouses@yahoo.com

Are first time home buyers fearing the worst?

The past few years home buyers were coming out of the wood work looking to purchase. Mostly first time home buyers. What has really changed? Interest rates are now the lowest they’ve been all year, there is inventory galore, sellers are eager…………….. So what is stopping people from buying?

Fear. Fear that things may get even better? My opinion is that things are pretty darn good now. Waiting may or may not be a good option for people. Once everyone figures out that now is the time to buy everything will change once again.They say it’s either a buyer’s market or a seller’s market, not both.

Here are Four Great Reasons To Buy:

If you’ve ever thought about buying a home, but decided that it was too big a financial gamble, think again. It’s possible you haven’t considered the risk of not buying a home. For the majority of working people, home ownership is the single most reliable way to achieve financial security.

Since the 90’s, overall housing prices have remained stable and mortgage interest rates have dropped dramatically. But, like many people, you may continue to think of home ownership as something beyond your reach. Here’s why that thinking could be a big mistake.

1. You may wait a long time to see rates this good again.
2. Renting deprives you of big tax breaks. Home ownership is one of the last remaining tax shelters. In the example above, Suzanne would be able to deduct about $9,000 in mortgage interest and real estate taxes on her annual tax return. She earns $30,000 a year, which puts her in the combined 31% federal and state tax bracket. Therefore, her tax savings could come to about $2,900 a year or almost an additional $250 in take – home pay each month. If she rents, she’ll get no tax breaks whatsoever.

3. You need to start small to trade up. You may feel that there will be plenty of time to get into the housing market when you feel financially secure. The problem is, you’ll probably need the profit you’ll make by selling your “starter” house to be able to afford the one that you’ll want in the future. In the last 6 years, the median price of a single-family home rose an average of nearly 8% a year, according to the National Association of Realtors.

4. Your future is going to be expensive. Financial experts generally suggest that to retire, you’ll need to build up enough in savings and investments to generate yearly income of 70 % of your pre-retirement income. That’s a tall order- and a reason to start amassing some serious capital soon.

Most importantly, a good Realtor can show you properties in your price range making your search almost effortless. Realtors who are “Buyer’s Agents” get compensation buy the selling agent, therefore it cost the buyer nothing for having representation.

If you are a thinking of purchasing a home and would like to be referred to an agent in your area you can go to http://www.gahomestore.com/ You will be asked for some basic information regarding your home search preferences. A qualified agent will then be assigned to work with you to determine what your options are.

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Tips for First Time Home Buyers

Purchasing your first home is a big step, that comes with some very serious decisions. Many homebuyers are intimidated by the process, and continue renting much longer than they should, or need to. However, if you break the homebuying process down into these simple steps, and follow these important tips, you will find the process less intimidating, and much more manageable.1) Before You Begin, Ask Yourself One Question

Will you live in your next home for at least 3 years? If the answer is “Yes,” you should probably purchase, rather than continue renting. With average appreciation, you’ll break even on your closing costs after 2 years, and start making money at year three.2) You Don’t Need a Down Payment!

It always surprises me how many people want to purchase a home, but don’t because they believe that a hefty down payment is required. Zero down programs are very common, and are quickly becoming the norm, rather than the exception to the rule. Because your new home is collateral for the loan, there are many banks that will jump at the chance to loan you 100% of its value.

3) Get Pre-Qualified

Pre-qualification is a very important step, and the step that first time home buyers dread the most. Qualifying to buy a home is pretty easy and requires relatively little work for you. Pre-qualification is what gives you buying power and allows you to make an offer on your dream home when you’ve found it. More importantly, pre-qualification will let you know how much your new home will REALLY cost – in monthly payments. A $150,000 or $300,000 home doesn’t mean a lot to most buyers – but $1200 per month and $2500 per month are tangibles that everyone can understand. After your lender pre-qualifies you, ask them for a “payment table” that shows you a rough estimate of TOTAL monthly payment based on purchase price. Pick your payment, and you know the price range to shop in.4) Consult a Real Estate Professional ASAP!

Many first time home buyers avoid contacting a North Atlanta Real Estate Agent because they dislike high pressure sales. However, Real Estate Agents have an advantage over traditional salespeople because they have access to the Multiple Listing Service, which is a database that lists roughly 99% of the homes for sale in a given market. This means that your Real Estate Agent doesn’t have to sell – he/she merely presents your options. The most important qualities to look for in your Real Estate Agent are his/her knowledge of your specific market and their willingness to help. Interview a few agents and choose one that will help guide you through the process, and best of all it doesn’t cost you the buyer a dime! You’ll find the help & insight will be invaluable – and you’ll be glad you contacted your Real Estate Agent sooner, rather than later.5) Make a List of “Must Haves” & “Wants”

Many new home buyers mistakenly think that they will “just know” when they “walk into the one.” While some buyers DO fall instantly in love with a home, this is not the norm. You’ll find your search is easier, and you will be more confident in your decision, if you take a systematic approach to your search. The best way to organize your search is to make two lists: Your “must haves” and your “wants.” Your “must haves” are the absolute necessities in your new home – in fact, you don’t even need to view a home if it doesn’t have every “must have.” Great examples of your “must haves” are price, school district, size, etc… Your “wants” are the qualities that you would like for your new home to have, but it’s not a necessity. Great examples of “wants” are color, flooring, kitchen appliances, surround sound, and type of exterior. By taking the time to articulate what you need and want in your new home, you will know exactly what to look for when viewing prospective homes.6) Pick Your Favorite Neighborhoods

You can always make changes to your house, but you can never change its location. Most home buyers already have a good idea of where they would like to live because of school districts, work, or other factors. However, neighborhoods can be pretty different, even in the same area of the city. Ask your Real Estate Agent to email you a list of homes in the specific area of town you’re interested in. Take a drive through the different neighborhoods on the list your Real Estate Agent sends you, and choose your favorites. Pay attention to area amenities, how well the yards & common areas are kept, and if you see a lot of “for lease” signs – which can be an indication of a heavy rental area, and lacking in “pride of ownership.” After you have picked your favorite neighborhoods, and you know your “must haves” and “wants,” you can literally make a list of EVERY home available that meets your criteria, and view those homes.7) Make Your Decision!!!

Homebuyers often hesitate after they’ve found the right home because they’re not confident about their decision, or their decision-making process. Your home is probably the largest investment of your life, and it’s normal to feel butterflies in your stomach before putting your first home under contract. However, if you do your due diligence – and you have if you followed the steps above – then you will have your bases covered. If you’ve found a home that meets all of your “must haves,” most of your “wants,” is in the right neighborhood, and in your budget – it’s the home for you! Don’t wait and let another buyer take YOUR home! Buying your first home can seem very intimidating, but can be extremely exciting. If you think that buying a home is right for you, it probably is. Make sure and follow these important tips and you’ll know you made the right decision when you find your first home.Ready to search our data base for homes in your area? Click HERE to start!

Find something you like and want to go see, call the best Realtor in Alpharetta at 678-575-6735 or e mail with your questions at huntforhouses@yahoo.com

Handy tips and tidbits to help you make the big decision!

• Know what you can afford to spend. You’ll find Qualifying Calculators on sites such as Bankrate.com and E-Loan.com. What they don’t add into the equation is home owner’s insurance, taxes and any association fees. Get a lender who is local and can provide you with a “good faith estimate” which will outline in greater detail what your monthly payments will be once you factor in these additional costs.

Find out if you qualify for homebuying help. The U.S. Department of Housing and Urban Development has programs to help teachers, firefighters and others buy affordable homes. Federal Housing Administration loan programs offer lower down payments to help first-time buyers. Go to HUD’s website (http://www.hud.gov/) for details.

• Get a Realtor who understands the North Atlanta, Ga. Real Estate Market, what you are search for, and can guide you in the right direction. A buyer’s agent is compensated through the sellers agent’s commission so it costs you nothing!

Don’t spend time looking at homes you can’t afford. Do a home search for only with homes in your price range reduces the temptation to over-extend your budget.

• Realize the neighborhood you choose is at least as important as the house. Make sure you are comfortable there. While houses can be modified, finding a community that is a good fit for your family is vital.
• Think about resale value. When you spot a home you like, consider how it will look to future buyers. For instance, proximity to a busy street can turn some buyers off.

Investigate ongoing maintenance costs and other factors such as taxes, insurance and utilities.

• Have the house inspected, and carefully review the report. Come up with a negotiation strategy, remembering that the seller is obligated to fix a leaking roof but not a hole in the carpet.

Examine the pre-closing statement provided by your agent or lender, and ensure that you have enough cash to swing the deal when you go to settlement.

Any questions? Call the best Realtor in Alpharetta - 678-575-6735 or e mail me at huntforhouses@yahoo.com

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