Register Real Estate Advisors

It’s the time of year when you’re going to be getting a nice letter in the mail from the county appraisal district stating your “appraised” value. This is really your “assessed value” and is used as a basis for your annual property taxes. Frankly, it has little to do with “market value.”
“Market value” is loosely defined as “the most probable price a willing buyer will pay (and a willing seller will take) given all conditions requisite to a fair sale.” The appraisal district’s job is to analyze recent sales in a neighborhood, develop a “model” approach to values in that neighborhood, and apply their formula to each house, without regard to each house’s individual characteristics (although they do have aerial views of each home). But when was the last time a county appraiser came inside your home to inspect it? (They haven’t!)
Thus, your home’s value is not typically consistent with the appraisal district’s assessed value. Only an experienced, certified appraiser can “appraise” your home’s market value. Of course, licensed real estate agents and brokers can give you a good idea of its market value, based on recent sales and listing activity in your area.
Want some free market information? Email me your name and address and I will provide a detailed analysis of your home,
One static in life: change. And this goes for real estate values, too. Stay up-to-date. Stay with Sheryl@rrea.com!
Serving the needs of home buyers and home sellers in Spring, Texas is what I do. Feel free to call me any time! 281-704-2198 – Sheryl Hunter

You have put your home up for sale and done everything your agent has advised you to do to prepare your property for sale, but still no offers have come in. If you suspect your neighbor’s property is preventing your home from appealing to potential buyers, there are a few things you can do to remedy this situation. Here are some tips for dealing with problem neighbors while selling your home.

Are Your Neighbors The Problem?

Before banging down the neighbor’s door and blaming them for your home’s lack of appeal, you’ll first want to make sure that is really the problem. Ask your agent what they think the problem is, and whether they agree that the neighbors may be preventing the sale. Also ask other homeowners in the area what they think of any problem neighbors to get perspective before making that visit.

Use Tact When Approaching Neighbors

If you have determined that a particular neighbor is creating a problem that is affecting your home’s value and marketability, your best bet in getting them to agree to make the required changes is to be nice about it. Offer to help them with the cleanup and explain that it is not only for your benefit, but will also increase their home’s value as well. Planning a neighborhood cleanup and renting a junk removal service for the community may encourage them to clean up without even being asked.

Last Resort

If you have asked nicely and your neighbor still refuses to clean their property, there are steps you can take to force the situation. Many municipalities have bylaws concerning the upkeep of property, and getting your local officials involved may be necessary. Also getting other homeowners in the area on your side can make this easier. Remember though, you should always approach the individuals first and ask nicely before reporting them to the authorities.

Messy neighbors can be an obstacle to selling your home, but in most cases a little diplomacy and an offer to help will get the task accomplished.

This video explains the information I present to clients when I first meet with them to sell their house. If you are thinking about selling your home or want to know what it’s worth so you can make an informed decision about selling, please call me for an appointment. It takes about one hour and we discuss what your home will sell for, how our marketing plan is different from other Realtors and Brokers, we include and go over your neighborhood absorption rates, and more.

Make your home more appealing for potential buyers with these quick and easy tips.

1.  Trim bushes so they don’t block windows and cute down on light.

2.  Buy a new doormat.

3.  Put a pot of bright flowers (or a small evergreen in winter) on your porch.

4.  Put new doorknobs on your doors.

5.  Put a fresh coating on your driveway.

6.  Edge the grass around walks and trees.

7.  Keep your garden tools out of sight.

8.  Be sure kids put away their toys.

9.  Buy a new mailbox.

10.  Upgrade the outside lighting.

11.  Use warm, incandescent light bulbs for a homey feel

12.  Polish or replace your house numbers.

13.  Clean your gutters.

14.  Put out potpourri or burn scented candles.

15.  Buy new pillows for the sofa.

16.  Buy a flowering plant and put it in a window you pass by frequently.

17.  Make a centerpiece for your table with fruit or artificial flowers.

18.  Replace heavy curtains with sheer ones that let in more light.

19.  Buy new towels.

20.  Put a seasonal wreath on our door.

Reprinted from REALTOR Magazine Online by permission of the National Assocaiation of REALTORS.  Copyright 2005.  All rights reserved.  http://www.REALTOR.org/realtormag

It’s an objective opinion of value, but it’s not an exact science so appraisals may differ.

For buying and selling purposes, appraisals are usually based on market value – what the property could probably be sold for.  Other types of value include insurance value, replacement value, and assessed value for property tax purposes.

Appraised value is not a constant number.  Changes in market conditions can dramatically alter appraised value. 

Appraised value doesn’t consider special considerations, like the need to sell rapidly.

 Lenders usually use either the appraised value or the sale price, whichever is less, to determine the amount of the mortgage they will offer. 

Used with permission from Kim Daugherty, Real Estate Checklists and Systems ( http://www.realestatechecklists.com ).

Reprinted from REALTOR Magacine Online by permission of the National Association of REALTORS.  Copyright 2005.  All rights reserved.  http://www.REALTOR.org/realtormag

The appraised value of a property is a professional estimate of a property’s market value. It’s based on the recent sales of similar properties, square footage, location, construction quality, and more. An appraisal varies in cost depending on the price and size of the home. Most lenders require appraisals as part of the loan application process.

But don’t confuse the appraisal with market value. The appraised value is a certified appraiser’s opinion of the worth of a home at a given point in time. And it should give you a pretty good idea what your home will sell for. Ultimately, though, your home’s market value is the price a buyer is willing to pay for it. Having your home professionally appraised before putting it on the market will help you and your Texas REALTOR® determine a fair asking price. There are other methods of determining the value of your home, including a comparative market analysis (CMA). A CMA compiles information and sales prices from homes similar to yours from your neighborhood that have sold recently. Many Realtors perform CMAs for clients and potential buyers.

Whether you rely on a CMA, an appraisal, or both, you will be able to price your home according to objective measures rather than a gut feeling or a number plucked from the air. 

This information is provided by the Texas Association of Realtors® website.

Right now, many people are renting instead of buying because of the recent credit crunch. Since interest rates are so low, some people are even choosing to buy a new house and rent their old one until the market gets better for selling. If you would like help listing your home as a rental or if you are looking for a rental property, I can help you find what you need. If you need help finding a place to rent I charge half a month’s rent for my commission. If you see a For Sale by Owner Home, you can still use your own Realtor to show you the property. It can be very uncomfortable touring someone’s home with the owner standing over you. Not to mention it isn’t safe knocking on someone’s door and entering a stranger’s home alone. I can show you the property and gather information on comparable houses in the area to make sure you offer what the property is worth, not what the homeowner wants it to be worth. I am the Spring area specialist. Out of 415 Realtors in the area, I am the only one with an exclusive market snapshot offered for the 77373 area. As your real estate professional, I can help you with all of your Real Estate needs.

I have added a new feature to my home page that can tell you what your home is worth. When you submit your property address a custom, current Market Snapshot is created specifically for you and sent to your email in box within thirty minutes. The information gathered is the most current available from the Houston Multiple Listing Service Database. It provides information to help consumers see what other houses near them have sold for, how many days those houses spent on the market before selling, and selling prices of homes that are for sale. It provides the information in various forms including graphs and charts. Please feel free to use this service whether you are in the market to sell your home or not. It provides very useful information that all consumers should be aware of. If you have any questions about your market analysis please let me know and I will gladly go over it with you. I hope you find this information of value and will share it with your friends.