'Tis the Season to Buy a Home

And no, it's not because of the extended and expanded tax credit for making a home purchase. I mean, sure, the $8,000 (or $6,500) is cool and all, but in a broader sense


The winter holidays are a great time to purchase a home.

There are several reasons why:

• There are very few Buyers looking at this time, which cuts down on the competition. Competition? In a Buyer's Market? Good deals are good deals and there is competition for highly desireable properties.


• Psychologically and emotionally, it's difficult for a Seller when no one comes to look at their home (and showings go WAY down during this time period) so they are more receptive to offers and tend to counter rather than reject.


• Especially for estates and vacant properties, the prospect of carrying an empty home over the winter months is daunting. There are a lot of challenges to doing so: the expense of heating it, frozen pipes if the electric goes out, shoveling the walkways. It's kinda a major PITA.

(By the way, if you're looking to purchase a fix and flip investment, it's the most wonderful time of the year!)

Shoot me an email if you'd like to see homes for sale in your area!

Why Appraisers May Be Doing Buyers (and Agents) Dirty Work in the Future

For the first time, ever, in my real estate career, I'm seeing homes not appraise for the contract price.

Now, some may think this is long overdue, and that appraisers are finally doing their job the RIGHT way. I'm of the opinion that appraisers were doing their job the right way all along - houses were worth those inflated prices because people were willing to pay those inflated prices. If houses are worth what a Buyer is willing to pay....well, I'm getting off track here.

Anyhow, the fact of the matter is that appraisers are now under direct scrutiny, and they're being a lot more stringent about how they perform their appraisals. I'm hearing (and our office reporting) of a lot more deals falling through because the home did not appraise at the contract price.

What does this mean for Buyers and Agents?

Well, it lets us off the hook just a bit, doesn't it? No longer can Sellers overprice their home against their Realtor's advice and hope that someone, somewhere will pay their inflated pricing. I mean, sure they can still do it, but that appraisal is going to kill any deal they get at their inflated pricing, unless they are willing to lower their price to the appraisal price.

For Buyers, a appraisal can be your very best friend. It can shave a few thousand dollars off your contract price. Of course, it can kill the deal, as well, but in most cases, the Seller is more than willing to compromise with you to get the deal done.

What does this mean for Sellers?

Comps, comps, and more comps! Make sure that your asking price is backed up by good, solid, CURRENT comps. You can't overprice by $5,000 and hope you can squeeze a little bit out of your home. There's no squeezing anything at this point (except your proceeds). Don't look at it as a loss - you probably wouldn't get that extra $5,000 anyway. Look at as you are priced right.

Secondly, keep an eye on your Seller's Assist numbers. Previously, no one had a second thought about jacking the contract price up to accommodate a Seller's Assist. Those days are gone. Your house needs to appraise at the contract price, not at your net price. If you're offering a Seller's Assist, figure on taking it off of your current price.

There are new procedures going into place in May that will affect how lenders order appraisals, and I expect some fall out in pricing to result. It's more important than ever that you keep appraisals in mind when pricing, or purchasing a home.

3 Ways to Find Your Zen When Negotiating Real Estate Transactions

1. Keep it civil.

I wrote a post What NOT to do in a Real Estate Transaction waaaay back in January of 2008. I think my favorite line of that post was "never start negotiations with an opening salvo to the other party." Look, you don't have to be friends with the other party, but keeping the dialog civil, on-task, and moving forward is going to accomplish your goals. Once the other party hates you, it's difficult for them to remove the emotion to work through the deal. Antagonistic negotiations often de-volve into fighting over trashcans and a $30 bathroom mirror (I've seen it happen).



2. Learn the Serenity Prayer. Repeat as necessary.

You can't control the other party, you can only control your end of the deal. People have complex lives going on, with motivations, finances, and weird dynamics that you never will, nor would want to, understand. Trying to figure out the other person, while good for hours of discussion, usually isn't very productive. Take a look at the offer, figure out how to make it acceptable to you, turn it back over to them and let them do the same.




3. Take the time to remove the emotion.

It's VERY typical to get emotional during negotiations. Heck, even I get irritated when I sell my fix & flip properties. It's ok. It's human. You're on opposite teams in this game. So, while you can rant and rave about how CHEAP the Buyers are being, or how NITPICKY the home inspector was, take the time you need to remove that from your response. Usually, by the next morning, you can look at the situation with a clear mind. Take the time you need to think things over, because you might regret losing a workable deal by telling someone to go pound sand.

Bucks County Real Estate Inventory - December 2008

We saw an increase in the Months Supply of Inventory from our November numbers of 14.7 months supply of inventory. As of December, we currently have 16.2 months supply of inventory of single family homes, an increase of 76% over two years.

What does this mean to Sellers in Bucks County?

Well, what it doesn't mean is that you'll never be able to sell your home in this market. Homes sell every day, and not all of them are distressed, well-under-market, deal-of-the-century sales. There are plenty of people selling their homes at market value, and moving forward with their lives in a reasonable amount of time.

It does mean that you need to know what you're doing in this market. I'll repeat some advice I gave in November when I presented the October 2008 Months Supply of Inventory:

In order: get it staged, price it right, market the hell out of it.

Want to talk some more, or see the statistics for your local municipality? Shoot me an email, and I'll send it right out to you.

Bucks County Real Estate Market Heats Up

Bucks County Buyers are coming out of hibernation, and they're motivated and looking for the deals.

Ok, this is purely a non-scientific observation. In the past week, my personal client base has blossomed. I'm now working with three serious Buyers who weren't looking last week. I feel energized, and excited, and I'm thrilled to be on the hunt again.


The New Year brings about more than resolutions, starvation diets, and gym memberships. The holidays are over, people are doing their taxes, examining what they want for the coming year, and are motivated to make changes in their lives. On top of this, the lure of low interest rates, tax refunds, lower prices, and more inventory only sweetens the deal for Buyers in this marketplace.

I've always used Superbowl Sunday (Go Iggles! :) as my personal benchmark for when our selling season starts to heat up. It's when I feel the energy of the market pick up, and usually see an increase in my business. I was concerned that this year might be different.

It doesn't look like it. Although 2008 was a difficult year for many, it was my second best year in the business. Early indicators look like 2009 may follow suit.

There is value in this marketplace, and Buyers are looking to take advantage of that.

Never Buy a Car in the Rain - or a House in the Dark

My Dad always counseled us against buying a car in the rain. Seems he did it once, and although he's a meticulous man, the next day, dings and dents became apparent. We recently bought a car on a rainy day, and you know what? The next day, we found some dings that we had missed.

As winter approaches Bucks County, and our days get significantly shorter, please be cautious about looking at homes at night after work.

From a practical standpoint, it makes it almost impossible to actually see the lot. Since location is the hallmark of real estate, the lot the home is on is almost as important as the home itself. Additionally, it's sometimes difficult to access the property (see my icy driveway post).

As for the interior of the home...

If the Sellers were smart and left the home well lit:

You know how everyone looks hotter by candlelight? It softens the wrinkles and adds a glow to the skin and a sparkle to the eyes. That's what your getting with a warmly lit home. Cracks in the drywall, funky floors, dinged appliances - they'll all be softened by the glow of lamps. What is obvious under the glare of natural light can be missed at night. Also, you need to make sure the the home DOES get lots of natural light during the day.

If the Sellers (I'm looking at YOU Mr. Banker) have left the home dark:

Well, I probably don't have to go any further with this. If you can see it, you can't buy it. Duh.

My recommendation is this: you should always do a second showing on a property you're thinking of purchasing. If the first was done in the dark, make sure the second is in full daylight.

Oh, and never buy a car in the rain.

Using Google Maps to Preview Homes

Remember when we talked about Acreage vs. Privacy?

You have a powerful tool in Google Maps that allows you to preview properties before you ever make an appointment to view them. Using Google Maps, or even Google Earth if you're feeling adventuresome, allows you to preview the area, assess the property, and locate any positive or negative features of the property.

Using my previous post as an example, I put both the addresses into Google Maps and selected the satellite image.

Here are the maps of the properties:

View Larger Map

View Larger Map

You can see where I'm going with this, right? It's a quick way to check out the area and lot, and in many cases you will be able to eliminate homes or consider others simply by doing this step. You can also be aware of some hidden surprises - quarries, air fields, community parks, etc. There may be things that will impact your decision (good and bad) that are not within eyesight of the home, but are readily apparent on the map.

Pretty helpful, isn't it?

You Can't Win if You Don't Play

If you're a Buyer who is out there in the market, but not making offers, you're missing out.

You need to play to win.

I'm not one to advise people to make rash decisions, or to be risky with their money. Especially not with real estate transactions that can total in the hundreds of thousands (or millions) of dollars. I believe in taking the time to find the house that you are totally, unequivocally in love with. I believe in feeling comfortable with your price range. I believe in doing your research on an area, school district, and property before moving forward.

However, if you're ready to buy, you really need to jump in the pool and get swimming. Rates are down, inventory is high, Sellers are motivated, and the time is right.

I've been scoring some serious, serious deals for my Buyers (and myself) over the past few months.

Here's the thing...take a shot. Write the offer and see what happens. I'm not encouraging you to get crazy - offering pennies on the dollar only works on late night infomercials. Review my post last year on low-ball offers done right. However, this is definitely the market to start putting some offers on paper, and see what happens.

If you never put in the offer, then they won't be able to accept it.

You have to play to win.

The Bank Owned Property Conundrum

To put it delicately, many of the bank owned properties need...

a little work.

However, there are wonderful deals to be found for the courageous Buyer. I currently have a home under contract around $130,000 UNDER comparable properties. Now, the home needs work, and some (but not all) of that built in equity will be eaten up by rehab costs. At the end of the day, my handy Buyer got a great deal on a home.

But, here is the conundrum...

It's very difficult to get financing for a property that is in bad condition. A tarped roof, broken windows, missing appliances, etc. will make getting a mortgage difficult. Your agent should be able to give you an idea if the property is "Mortgage-able" or not.

If the property is in such disrepair that you cannot get a traditional mortgage, you can pursue what's called a rehab mortgage. In this scenario, the mortgage company will loan you the purchase price + rehab costs, up to 80% of the estimated, post-rehab appraised value. These loans are pretty involved. You'll need a signed contract with a licensed contractor who can provide a resume and references to the bank. The bank will be involved in your rehab process, and may need to inspect the work prior to releasing the contractor's payment, etc. They may require permits be secured for the work, even prior to closing on the property.

You need to assess the viability of a regular mortgage vs. a rehab mortgage BEFORE placing an offer on the property. Due to the more complicated process in securing a rehab mortgage, you'll need to build in additional time to obtain the mortgage commitment and settlement.

Are you a courageous Buyer? If so, I'm your girl. I'll find you the deals AND the financing for them.

Which Group Shall I Put You In? Are you an A or a B Client?

The ultimate goal of most REALTORS is to have a referral based business; one where clients come to you by word of mouth, and you are able to run a successful business just by answering the phone and getting fabulous clients. I'm on my way there, as 78% of my business this year came from past clients or referrals. It's a fabulous way to work, and I thank each and every one of my past clients who were so kind as to entrust me with their family and friends.

There are many training programs for REALTORS that focus on getting referrals from past clients.

Wanna know how?

By begging for them. By calling people up with thinly veiled "Oh by the way, do you know anyone who might be buying or selling real estate?"

There was a rather extensive article in a trade magazine, which actually encouraged agents to group their friends, family, and past clients into Groups A and B. They go on to tell you to treat everyone you know as a Group A for one year. No referrals from you in that time? Well, then, you get demoted to Group B. I guess then you only get four "Oh by the way" calls each year, rather than the thrill of getting one each month.

Let me tell you why I think MY business is mainly referral based:

I do a good job. I work hard (and smart). I care about my clients. I care about you when you hire me, I care about you as we go through the process, and I care about you after the deal closes. (And I care even if you don't send any referrals my way).

I would never disrespect a client so much as to group them by their worthiness of my attention, based on how much business they feed me.

Yet, amazingly, I'm still running a referral based business.

No grouping necessary.

Don't Confuse Acreage with Privacy

I was out the other day with my super-fabulous clients, Jim and Kelly. We were checking out houses and started to talk about how acreage does not equal privacy.

When my husband and I were looking for our first home, I had strict guidelines about what I would look at. Nothing less than an acre. Period. In my mind, an acre = privacy. It was an acre, how could anyone see you in all that land? (I grew up in Levittown, so an acre sounded like a ranch to me). What I really wanted, though, was a private lot. I didn't want anyone living behind me. I wanted a treed property line. I wanted secluded privacy. Because I was focused on the wrong thing, my agent fruitlessly showed us home after home, with no chance of making us (ok..me) happy. I finally "got it" and loosened my standards a bit, and was better able to articulate what I wanted.

On my home shopping trip with Jim and Kelly the other night, we saw 5 houses. One had a huge lot. The bulk of the property was located to the side of the home, which was a corner lot. Here's a picture of the yard. Note that the corner of the front of the home is in the right corner of the picture, and if you look closely, you'll see the street outlining the yard:

Although this home had a smaller property, you'll see the difference in the yards immediately:

If you're really looking for a private back yard, make sure you don't lose focus by concentrating on acreage.

Hermit Crabs, Houses, and Happiness - A Parable

Once upon a time, there were two relentless children who nagged their mother and father for a pet. They wanted a dog, but since the mother and father had cleaned up as much poop as they intended to clean up in their lifetime, Mother and Father said "No." During a camping trip, the children, desperate for any pet, convinced their Mother and Father to let them buy hermit crabs, "With our own money." Sure, the children didn't really like the hermit crabs, in fact were a actually a little afraid of them, but a pet's a pet, right? So they settled. But the children weren't really happy.

When they got home from their trip, Mother had the bright idea to read about hermit crabs. Mother quickly realized the folly of an over-educated child. The list of necessary hermit crab paraphernalia was overwhelming, and hermit crabs lived in groups, so more hermit crabs were necessary. A $60 trip to PetSmart ensued. At PetSmart, the children saw some cats for adoption, and quickly started a new campaign for a cat, before the "crabitat" had even been set up. Sure, it was fun setting up the "crabitat," but the children really weren't happy.

So, here they sit, with animals that, while growing on the children, really aren't what they wanted. They're certainly not what Mother wanted - the things are pretty gross. Everyone should have waited until they were old enough to get a dog or cat. Everyone likes dogs and cats. But, no. Here they sit with hermit crabs, and nobody is happy.

Get what you really want. Don't get something sorta/kinda/almost what you want, invest a bunch of time and money into it, only to end up with something that still doesn't really make you happy.

If you've read my blog before, you know I love me a junker house, but that's not what I'm talking about. I'm talking about getting frustrated, getting impulsive, getting rushed. Really think about what you want and wait for it. Don't buy something that's almost what you want. Short of cosmetic fixes, the yard/location/size/function of the house isn't going to change. If you buy a house that backs to a busy road, you can invest $35,000 on landscaping, but you'll stick be backing up to a busy road.

Things Buyers Will Just Have to Overlook...

My good friend Kim Brown suggested that I title this post "Crap Buyers Will Just Have to Learn to Overlook," but I'm trying to clean up my image (well, maybe just my language), here...

So, my previous two posts were some tough love posts for Sellers, outlining some of the things Buyers don't give a crap about, and several things they DO give a crap about.

It's your turn for a little tough love, Buyers. Don't worry, though, I'll be gentle...

In light of the touted "Buyer's Market", some Buyers are going a little crazy. They feel that they should get any house they want, for any price they want, and the Sellers should make any repairs they want done. I've seen offers come in on properties, asking for the property to be painted colors of the Buyer's choice, and appliances to be replaced. Drunk with power, some Buyers are asking for the moon, and fully expecting the stars to be thrown in for free.

Understand that, with a typical resale purchase, you are purchasing a home as you see it, not as how you want it to be. If you want to put on a larger deck, or want the bedroom painted red to match your linens, or hate the new pink carpeting, well, those are things that you are going to have to take care of on your own. You may make adjustments to your offer price for them to see if the Seller will make concessions that way. However, submitting a list of requested "upgrades" with your offer is the wrong tactic to take.

No house is going to be everything you've ever wanted. You need to have a little vision. Don't even look at paint and carpeting, because it's the cheapest fix around, and you're going to have to replace it at some point anyway. Look beyond their brass faucets, ugly chandelier, and gaudy mural. You can update the home however you like after the purchase. Asking the Seller to update the home to your liking isn't feasible. They're not going to do it.

Do you know exactly what you want? Bet you don't...

Did you ever have a mental picture of exactly what you wanted? Maybe it was an outfit, or a piece of furniture, or a computer. The subsequent shopping trip is always a lesson in futility, since you can hardly ever find what you've envisioned in your mind. Shopping for homes is a little like that.

Oh, we've all read about making your lists of "necessary," "nice to have," and "dream" attributes. So we make our lists, and we start our journey armed with a mental picture of our dream house, and our various lists of home features. We blaze through REALTOR.com, ignoring the 3 bedroom homes, or those without a fireplace, or without a 2 car garage.

One you start looking at homes, however, you'll find that those lists are pretty worthless. We buy a home, and a home encompasses much more than a fireplace, bathroom, or .25 acre lot. When you walk into a home that works for you, you fall in love, and I can guarantee that it won't matter how it ranks on your lists, or how closely it resembles your mental pictures. It's an emotional connection; a feeling of the stars aligning and shouting to you "This house is GREAT!"

When my husband and I started out looking for our first home, we were adamant about NOT wanting a ranch home. We were adamant about wanting a basement. We were adamant about wanting a family room. I still remember the day that we turned onto our little street - I was in love before we even saw the house. (That's a picture of our street above - how could you not fall in love?) At the end of the road stood a crappy little (really little) rancher, with a crawlspace. It was nothing of what I'd hoped to have, yet everything I ever wanted. It was love at first sight.

So, while I think making your lists sounds good in theory, in actuality, I think it's a bunch of baloney. Make your lists if you're a type A (as I am) and it makes you feel better, but look at everything in your price range/area.

Time and time again, I see clients fall in love with things that don't meet their criteria, but fulfill all their dreams.

Why You Owe it to Yourself to Get Pre-Approved...Before you Start Looking

Just about the most fun you can have is to dive into house shopping on the internet. I'm not going anywhere anytime soon, and every once in a while, I do a quick search and get dreamy eyed and excited about houses that are on the market. It's wonderful - all those possibilities waiting out there...

Some women window shop for clothes. I window shop for houses.

If you're moving beyond the "window shopping" phase, however, you owe it to yourself to call a reliable mortgage broker or bank and get pre-approved so that you know how much you can afford. Now, sometimes it will be a welcome surprise, and others a reality check. At the end of the day, though, real estate is best faced with a dose of reality.

There is nothing more heartbreaking than falling in love with a house and then finding out you cannot afford it. Really. It's devastating, and it instantly takes all the fun out of what should be a very joyful process. Instead, you find something you love, only to have it ripped away from you. You start to think, "I'll never find another house as great as that one." It's the "one that got away" syndrome, and you'll build that house up to the epitome of every dream you've ever had, whether it actually is or not.

Secondly, it makes all the houses in your price range look bad. And they aren't. No matter what the price range: a great $200,000 house cannot compete with a $250,000 house. A fabulous $1,000,000 house cannot compete with a $1,250,000 house. It doesn't mean the house is less than, or a junker. But you've spoiled your perception of a good house by unfairly comparing it to houses to which it has no business being compared. Apples to Apples, folks. It's the only way to find the best of the bushel.

I know many people say REALTORS push Buyers to get pre-approved because they don't want to "waste their time" with unqualified Buyers. The truth is that I want you to enjoy your experience, to appreciate what you can afford, and to be happy (and on good financial footing) at the end of the process. Let's have fun, not heartache!

But...But...But...or "How a Deal is Made"

I put an offer in on a property in a downward trending market today. I included my comps showing that the price that we offered is fair. It wasn't a crazy offer, it does have a basis in reality. The reality is that prices are eroding in that area, and there are a ton (a TON) of short sales and bank owned properties lingering on the market. Prices are going to continue to erode until we get rid of this inventory. The Seller was only willing to come down a bit off the asking price. My Buyer wasn't willing to go up more than a smidge because our guts are telling us we can pick something up in the next couple months at his target price.

The other agent was great. He told me what the Seller's current bottom line was without arguing the comps with a "We have vinyl siding - this comp has asbestos! yadda, yadda, yadda..." I told him my Buyer wasn't going to move up in price without the "That house is a piece of crap! Look at the foreclosures on the market...they're going to regret it...yadda, yadda, yadda..."

And so, the deal has died. Not in a clash of ego and tears. Not in a desperate back and forth of negotiating increments of $1,000. It simply died because the Seller was willing to take X, and my Buyer was willing to pay Y, and those two lines didn't intersect at any point.

So, how is a deal made? A deal is made when a Seller is willing to take what a Buyer is willing to pay. Sometimes, this puts everyone in a "Happy Place." Sometimes the deal dies only to be resurrected another day. But, at the end of the day, it comes down to this:

A deal is made when a Seller is willing to accept what a Buyer is willing to pay.

That's it. It's really pretty simple.

You Love Me! You Really Love Me!

I met Buyers and their Agent at one of my listings today. They were doing their home inspection. After the typical meet and greet, I asked them, "Are you excited?"

"YES!" the woman said enthusiastically, and she and her boyfriend looked at each other and giggled a little bit. Oh, they were excited, all right. They were ecstatic. They were giddy. They were in love. Unequivocally in love....with my listing.

I had 60 people go through this listing. You read it right - 60. Everyone had very positive things to say about it, but I only got one crazy offer in writing, and a couple no-show buyers. Lots of Buyers who "had interest" and who "put it on the short list." But nobody fell in love with it until these two walked in the door. And now my pretty rehab is getting the attention and love that it deserves.

My listing found its true love, its soulmates, its Mr. and Mr.s Right, and I'm happy for all parties involved.

I love this business.

Home Shopping with Children , or "Ode to the Warriors"

Aw, yeah! Time for some fun now! Who here has attempted to house shop with kids along for the ride? (Heather raises hand) It's crazy, and chaotic, and quite frankly - kinda sucks. My husband and I shopped with a wild (like REALLY wild) 2 year old and a newborn and I still want to drink when I think about it.

So, here are some tips from a pro:

• We found 3 to be the magic number. That's how many houses OUR patience and energy lasted and our son remained somewhat controllable. Every time we shot for the fourth house, it was a disaster.
• Food and drinks often calm the wild beast. We saved the coveted fruit snacks for times of dire need. For older kids - videos, handheld games, paper and pen to make up games.
• If that baby falls asleep in the car, don't you dare wake him/her up! Let 'em sleep and take turns going through the house. No, REALTORS don't think it's weird, and we don't mind.
• Keep a hold on the kids. I still remember the look on my 2 year old's face the first time he saw an un-babyproofed home with more glass to touch than he knew what to do with. Heaven!

Some other tips, not necessarily related to house hunting;

• Bring a change of clothes for the kids. Our older son gets carsick, which we didn't find out until he threw up all over himself and the carseat about an hour away from home. Same goes for diaper blowouts, random nosebleeds, etc.
• Always keep snacks and water in the car. I grew up in Levittown, with a Burger King on every corner. Many areas of Bucks County aren't like that, and you don't want to get caught. (Please note the french fries floating around on your backseat floor don't count. I mean sure, the kids'll eat them in a pinch..... ;)

If you find something you're interested in, my recommendation would be to do a second showing sans kids. Find a babysitter who you'll feel comfortable leaving for a long time so that you can concentrate on the house without feeling rushed, and maybe even go out to dinner afterward to have some uninterrupted conversation about the property.

Want some more tips? I've got a few more tricks up my sleeve, so shoot me an email and I'll share them with you. Or, if you'd like to go shopping with a REALTOR who's "been there and done that" give me a call. I might even have a spare french fry in my own backseat, and I'll buy you a drink afterwards.

Where my Girls At?

According to the National Association of Realtors 2007 Profile of Home Buyers and Sellers for Pennsylvania, 21% of home Buyers were single females.

Girl Power! (Or is it Grrrl Power?)

Here are a few things to consider when purchasing a home:

Single or condo?

A single is a good choice if you are up to the challenge of a little maintenance and desire privacy or even your own little corner to garden. Keep it manageable. A condo or townhouse is a good choice if you want a more carefree lifestyle, and can be just as happy with a small pot of flowers as an entire yard of landscaping. Condos often offer amenities that you may not be able to find in a single: tennis courts, pools, gyms, and clubhouses.

Safety

Never buy in an area, no matter what the price point, where you don't feel safe. I'm a firm believer in checking out the area at several points during the day to get the "vibe" of the neighborhood. Your gut instinct will rarely steer you wrong. Personally, for condos or townhomes I like private entrances to the unit. Lighting is important.

Don't be intimidated by fixer uppers.

Look, I don't know how to replace plumbing, but I can understand the process if someone explains it to me. I can call several plumbers to get price quotes so that I don't get ripped off. I can lay tile (Seriously, it's not that hard!). I can paint and do rudimentary upgrades. Just because you're a single female, don't write off fixers because you're intimidated by "construction." You're a smart girl! You're buying a home all by yourself, and with recommendations and a little elbow grease, you may be up for the challenge.

Or not. But let it be because you want to buy move-in ready, not because you're intimidated by the work.

Want to talk some more about your price range, options, and the area? Shoot me an email or give me a call. I love to get "my girls" into their first home!

How to Keep Your Transaction On Track

In my last posting, I warned against some things that implode transactions. Let's take a look at some things that keep transactions on track and moving forward:

1. Follow up. My motto is "I trust everyone to do their job. I just call a lot to make sure." Follow up on your mortgage lender, the township, the contractor who is supposed to be doing your repairs, even - your REALTOR (R)! I don't like to consider it nagging, I like to consider it touching base. If you call often and early, you always have a better chance of rectifying any problems that would impede your settlement.

2. Do what you say you're going to do. If you've agreed to repair something, don't get caught up with moving and not do it. The Buyer is going to want some money for it at the table - and I guarantee it's going to be more than what you were going to spend on it. If you say you've made mortgage application, you better have done it. It's very, very easy to get caught up in packing your stuff, or picking out paint colors, but you need to get the "work" done. It doesn't matter if your heart isn't in it, and you're emotionally connected somewhere else.

3. Keep good records. Keep your Agreement of Sale handy. Keep your mortgage paperwork handy. Keep receipts for repairs handy. My advice is to start a file folder and staple some lined paper to the inside front cover. Keep a call log of the date and name of everyone you talk to and a short note on the conversation. Use email as much as possible to document. If there is a problem that crops up, you have the information on hand to take care of it.

And then it's smoooooth sailing right through the settlement.

Despair is most often the offspring of ill-preparedness
Don Williams, Jr.