Register Real Estate Advisors

Every year the National Association of Realtors surveys homebuyers and sellers to monitor housing trends.  Below are Top 10 Housing Trends from 2011.

1.  There were fewer first time home buyers in 2011 than in 2010.

2.  Almost 90% of homeowners used the internet to search for a home.

3.  The average homebuyer searched for 12 weeks and viewed 12 homes.

4.  Almost 90% of homebuyers used a real estate agent or broker.

5.  Only 10% of sellers sold their homes without a real estate agent.

6.  Home Buyers choose their houses based on commute to work, the neighborhood, and affordability.

7.  Buyers said the loan process was more difficult than they expected.

8.  Over half of home sellers traded up for a larger, newer, or more expensive home.

9.  People move about every 9 years.<

10.  Most homes sold for 95% of the listing price.

There are several changes to Texas Laws that affect real estate professionals, property owners, and tenants that will go into effect January 1, 2012.  One of the changes affects how buyers can get an HOA resale certificate.  Another makes changes to owner’s and lender’s title policies.  There are going to be changes for property owners and tenants and even changes for appealing property taxes.  This is Part 1 in a series that discusses the new changes.  Below is information about buyers and resale certificates.  Come back to the RREA blog tomorrow for Part 2 that will discuss owner’s and lender’s title policies.

In the new year, a homebuyer purchasing a property in a subdivision (or within an homwowners association) will now have the ability to request a resale certificate directly from the homeowners association.  The HOA may require the buyer to show their purchase contract for the property and may require payment before beginning work on the resale certificate.  The association is now prohibited from processing the payment until the resale certificate is prepared and may not charge a fee at all if the certificate is not provided in a timely manner.  Buyers will be required to pay the fee for the resale certificate unless the buyer and seller have negotiated otherwise in the sales contract.  Currently, the TREC addendum provides options for delivery of the resale certificate and states the seller will pay for it.  That addendum is likely to change early in 2012 to reflect the change in law.  Talk to your Real Estate Agent if you have questions about this new change.  The law still allows sellers, seller’s agents, and title and insurance companies to order updates to already issued resale certificates.  But under the new law, a resale certificate is only good for 60 days.  For any resale certificate older than that, a new one must be issued.

An article by Ginger Wilcox appeared online on Trulia.  She is the Head of Training at Trulia and I think this was on her blog.  She has sold real estate in California and Arizona.  Below is most of the article.  I do recommend to all of my buying clients that they google property address and sellers names.  I have them sign something acknowledging this.  All of my RREA agents are doing this as a precaution to home buyers as a form of disclosure.  I think we’ll start reminding sellers to do this, too!

The amount of information available on the web is staggering. Google indexes billions and billions of webpages.  With virtually any type of information imaginable, it makes sense for homeowners to do regular internet searches for their home’s address and be aware of what type of information is available about their property and their neighborhood on the web.

Prospective buyers and tenants are googling homes of interest to them- to find comparable properties, past sales, crime reports, neighborhood information, and much more. If your homeowners are thinking of selling or renting their property,  they should google and be prepared for what prospects might see about the home or property.

The most common results will be other homes for sale or recently sold, a google map to the property, crime reports and foreclosure reports for the area.  All of these items could influence a prospective buyer or tenant.  Additionally, there may be personal information about the homeowner that could influence how a prospective buyer negotiates an offer.  Savvy buyers and sellers are searching for any information that might give them a leg up on negotiations.

More unusual finds could include historic information about the neighborhood, unknown or unusual property history and more.  In addition to just searching their specific address, homeowners should search their own name, their street name and the subdivision or neighborhood they live in.

For example, in the search below, results showed home listings, tax assessment information and even a blog post speculating about the property.

In a good market Realtors can add your home to a Realtor database and sell it in six months without doing much work.  Years ago, advertising it in the newspaper would bring you open house visitors and a sale.  In todays down market, marketing matters.  In this increasingly online world it is not enough for your home to have curb appeal, it must have Google Appeal.  My cutting edge internet technology in marketing ensures your home is seen online, where we know over 85% of buyers are looking first.  I understand how to attract the attention of buyers online and my web marketing pledge is to give your home the best online marketing exposure available.  It is not enough to drive viewers to your house, it is my job to find the right viewers that will have the ability to purchase your home. 

When I first meet with my selling clients I help them determine the most effective price for their property so they can maximize the value of what is usually their greatest asset.  Then I create a customized marketing plan that will sell the home.  My marketing plans are ever evolving and improving and different properties require different marketing avenues, but I guarantee to place your house in front of the buyers.  Backed by the Coldwell Banker name you can trust, I use national and local advertising online and printed materials that attract the greatest number of buyers to your property.  A member of the largest relocation network in Houston, we can bring in Buyers from all over the world.   

The Google Appeal is important.  It means knowing how to use cutting-edge internet strategies and it means having search-engine-optimized online open houses to showcase your home’s potential to buyers.  The internet allows us to microtarget marketing materials to the right buyers.  It’s using targeted advertising that achieves results for you.

In addition to my own customized website and many other websites that will have your selling information, photos, and videos, I use different media outlets that include Houston Chronicle Advertising, Public and Broker Open Houses, Maximum Online Photos, text that generates interest and Search Enine Optimization, yard sign, fliers, and blog posts.  Your listing is guaranteed to be seen online by buyers and I can show you the data to prove it.  My marketing plan minimizes days on market while maximizing the value of your home.

My website is viewed by people all over the country so I post photos and videos of your home on my blog for viewers.  I drive traffic to my website through printed direct mail, geo-targeted advertising with realtor.com and Houston Newcomer Guides, and by linking with real estate websites like Har.com and Coldwell Banker National and Coldwell Banker United Local.  My blog has been featured and is a finalist in a blog contest put out by the Mays Business School and Real Estate Center at Texas A&M and this increases web traffic. 

While I am marketing your home, I can provide you with Marketing Activity to keep you informed of competitive market conditions, buyer activity, and the actions I have taken to market your property.

Call me today to get started selling your home.  I will provide you and your buyer with a FREE Home Warranty if you list your home for sale with me during the month of August.

By: Shannon Register, Coldwell Banker United, Realtor

You may not be thinking about selling your home right now. However, if you maintain it well, when you do get ready to sell it will be ready for the buyers. Buyers look for clean houses that they can visualize their families living in. They like neutral colors they can paint over if they prefer. They appreciate sellers that leave behind manuals and have maintained their systems and appliances throughout home ownership. Putting some thought into what a buyer wants now can make you money in the future.

Appliances are not built to last forever. The average life expectancy of some of your most critical home appliances is 13 years and the average replacement cost for a home system or appliance is $1,388.00[1]. Proper maintenance of these appliances will ensure a smooth transaction when you decide to sell your home.

The following tips for home maintenance come from the Home Care Tips for a Happy Home Pamphlet provided by American Home Shield Warranties:

· To ensure efficient operation, check filters on your heating and air conditioning system monthly and clean or replace as needed. Trim shrubs and plants that are near the condensing unit to ensure proper air flow and circulation. If you see bent condensing unit fins on your air conditioning system you can straighten them with a fine comb. If you smell gas odors around your heating system have it inspected by a licensed HVAC dealer. Having an annual system maintenance service performed one month before the heating season and one month before the cooling season begins will detect most problems in the unit.

· Routinely make sure there are not too many appliances plugged into one circuit and use the self-test button on ground fault circuit interrupters/arc fault circuit interrupters to ensure proper working order. This will help prevent power outages. If you are having electrical problems, you should call a qualified professional.

· To prevent plumbing problems, toilet paper should be the only product flushed down a toilet. Water filters and ice maker filters should be changed according to manufacturer’s recommendations. Professionals recommend draining sediment from your water heater once a year.

· If you have a self-cleaning oven, do not use any other method to clean it. Mineral deposits on the electric heating element can be cleaned with vinegar. Don’t forget to clean or change out your range hood exhaust filters regularly. If you have a gas burner and it does not light, repair or replace the spark igniter and follow the manufacturer’s instructions for relighting the pilot. If it won’t relight, you may have to replace the thermocouple.

· Routine maintenance tips for your refrigerator include cleaning the interior shelves and gaskets every three months and the coils on the back and underneath once a year. The coils can be vacuumed. If the door gasket is sealing properly, it should hold a dollar bill in place when closed.

· Many consumers overlook the utility room where they do laundry, but the washer and dryer require maintenance as well. Adjust the level of your washing machine or dryer by turning the legs clockwise to lower them or counter-clockwise to raise them. Clean the lint screen on the dryer after each load of laundry is dried. If your washer should fill with water but the machine does not turn on, lighten the load and wait 15 minutes for the motor to reset. It might just be too full. If your dryer takes a really long time to dry clothes, you may need to replace the heating element.

· Lastly, clean the garbage disposal. Feed a full tray of ice cubes through it while running cold water. Always run water at least twenty seconds after you finish. If the flywheel is jammed, free it using the supplied tool or use a long wooden spoon handle and push the reset button. Only dispose of materials allowed by the manual.

These are all routine maintenance tips that your next home owner will appreciate having been done. Keeping your home in working order keeps it ready for resale. Keep your systems and appliances running smooth. To request your free copy of Home Care Tips for a Happy Home Pamphlet provided by American Home Shield Warranties you can call or email me with your name and address and I will be happy to get that to you. It contains more maintenance tips to keep your home ready to sell.

During the month of April, I closed $1.3 Million Dollars, making me a Million Dollar Producer in one month.  This is a huge success.  My clients can tell you I add value to their transactions.  I work for my Sellers to negotiate the highest and best offer for their properties.  For my Buyers, I help them negotiate their best deal and renegotiate any repair work that needs to be done after inspections.  I give my clients full disclosure, keeping them in the loop with the title company, mortgage company, and updates from Co-op Realtors.  My clients always get honesty, fairness, and accountability from me.  I give my Sellers weekly updates on my customized marketing plan that is proven to work even in a down market.  I use reasonable care and disclose all material facts.  I have an undivided loyalty to my clients and hold their confidentiality close to heart.  I give houses an objective evaluation when I list them, offering staging advice and opinions.  Throughout the year I offer Valuable Free Services, like Free Professional Staging and Free Home Warranties.  I always give Price Counseling and even do market analysis for my Buying Clients so that they can rest assured they are not overpaying for properties.  When you are my client, I work for you and I act under your instructions.  Sometimes my opposition does not like that I represent YOU so well, but I work for your best interest.  I am dedicated to my full time career in real estate.  As a full service Realtor, I can help you buy, sell, or lease properties.  I moved a Million in inventory this month and I can prove my marketing plan works!  Call me today to help you Buy or Sell your next piece of real estate in Texas or anywhere in the world.  I want to be your Realtor for Life!

When selling a home, the biggest competition is New Home Builders.  In the past, they have offered thousands of dollars worth of incentives to buyers that inventory homes on the market could not compete with.  Now the tables are turning.  As of Jan. 16th RESPA (Federal Real Estate Settlement Procedures Act) laws will be changing.  There will soon be new RESPA Limitations on Homebuilder Incentives and this will require builders to change their contracts and current procedures.  This is good news if you are planning to sell your home in the new year.  In the past it has been common for builders to offer incentives to buyers so that they would use their preferred title and mortgage companies.  This allowed builders to line their wallets with thousands of consumer dollars per contract on homes sold.  Thanks to new RESPA Guidelines they can be criminally prosecuted for such acts.

You can read more about it at http://www.hud.gov/offices/hsg/sfh/res/finalrule.pdf.

I visited a sellers home a few weeks ago that had antiques and crafts all over his home that were tagged for sale.  So when prospective home buyers went through the house, they were distracted by the clutter and interested in what was for sale and how much the seller wanted for the pretty items.  You do not want to turn your home into a secondhand store.  When prospects come to view your home, don’t distract them with offers to sell items – not even those furnishings you no longer need – or you may lose the biggest sale of all.  You want your home to be seen, not your family photos and pretty decorations.  Yes, you want the buyer to see you’ve taken care of your home, but make sure they can see the potential of their furniture in your home and their paintings on your walls.  The goal should be to sell your home, not have a garage sale beforehand.  Listen to the experienced advise of your Realtor, because they know what helps houses to sell.  If you do not align your goals with those of your Realtor, and visa versa, the best home could stay on the market for a very long time because the buyer just doesn’t see it’s potential.