4 Objectives Of Home Sellers

When a homeowner decides, he is ready and willing to sell his home, he must examine, using the utmost degree, of objective introspective, why he has decided to do so, and what he wants to achieve/ accomplish (his personal objectives). In my, over a decade, as a Real Estate Licensed Salesperson, in the State of New York, I have determined, there are a wide variety of reasons, but, in the vast majority of instance, these fall into 4 specific categories. With that in mind, this article will briefly attempt to review, examine and consider, 4 objectives of most home sellers.

1. Best possible price: Obviously, when one sells his house, he hopes to receive the highest, best possible, price, for it! However, to do so, requires a strategy and focus, and the realization and recognition, the listing and selling prices, might be considerably different entities, in certain instances. These sellers should have a thorough discussion with their real estate professional, to come to a meeting of the minds, to determine what price to list, the house at, and the reasoning. strategic purposes. Depending on many factors, setting the price, right/ correctly, from the start, generally, garners the best price. This does not mean, merely setting a high price, because there are many instances, where doing so, may do harm, to the final result. Smart homeowners have a complete discussion, before they proceed!

2. Shortest period of time: There’s many reasons, getting the home sold, in a relatively short period of time, is beneficial to a homeowner. Studies indicate, in the vast majority of cases, the best, selling price, is generally offered, in the first few weeks, because, that is when, it is perceived, the house is hot! Many potential buyers tend to wonder, if a house is great, why didn’t it sell, sooner! Generally, this occurs, when the listing price is higher than it should be! In addition, one should understand the opportunity – cost of money, because a homeowner must continue paying the costs associated with the house, until it closes (including taxes, utilities, mortgage payments, upkeep, etc). One should also understand the longer the process lingers, the greater, the stresses and inconveniences!

3. Best terms: Often, price is not the only factor involved. Some buyers might put more money down, while others might be willing to waive contingencies, such as for receiving a mortgage, etc. The fewer the contingencies, the less might go wrong!

4. Least hassle: When homeowner and agent, have a complete conversation, and share strategy and process ideas and considerations, there will generally be less hassle. Understand, often, the process of selling one’s house, is a tense period of time!

Professional, quality real estate agents, recognize, understand, and fully examine and consider, the seller’s objectives, and do everything possible, to provide the best possible service and advice. Will you be guided accordingly?

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Source by Richard Brody

Set Your Home Apart From The Rest

With so many homes on the market, you need to make sure that yours stands out for buyers. When selling your property, there are some important steps that if taken, will make your home the most appealing and desirable in any crowd of competitors. Follow the suggestions below and your home will sell faster and for the highest possible price!

Separate from the Home

I am going to start with what is probably the hardest thing to do for most sellers: getting into the right mindset. Before you can sell your home or condo, you need to truly let go of the property, and look to the future. Remind yourself of the reasons you are selling, and that the property is simply a business deal. Doing this will make the process much easier.

Remember, despite what you may think, your home is not perfect. It is not the most wonderful house on the market in that price range. Buyer’s all have different taste. Don’t be upset if one buyer doesn’t like a certain part of your home. Just keep reminding yourself it is just a house.

Curb Appeal

You only get one chance to make a first impression. Keep the exterior of your property trim, tidy, and inviting. There are many simple ways to improve the exterior of your home:

1. Mow the lawn, trim the bushes, weed, and edge.

2. Make sure that the shrubs and trees are full of life. Do this by watering them regularly, and possibly replacing them with more colorful and vibrant plants.

3. Pressure wash the sidewalks, driveway, curb, and exterior of the property.

4. Make sure the front door is clean and easy to open. The last thing you want is a buyer’s agent standing outside with their client fighting to open a dirty door (trust me this happens all the time).

Clean Your House

Sounds obvious, I know. However, everyone’s idea of clean is very different. One thing many people overlook is an odor that them and their family are used to. This could be very distracting to buyers and can turn them off to the property immediately.

1. Vacuum carpets and clean hardwood & tile floors. Have your carpet professionally cleaned if it needs it..

2. Make sure the entire house smells fresh. Odor is a major turn off to potential buyers.

3. The kitchen and all bathrooms need to be cleaned thoroughly, including toilets, tubs, showers, floors, and mirrors.

4. Clean windows inside and out, make sure you get both the glass and the frames.

5. Dust EVERYTHING. Including the baseboards, ceiling fans, lighting fixtures, shelves, and blinds.

6. Make the beds everyday.

7. Pick up clothing, shoes, etc.

8. Hang up fresh towels in each bathroom and the kitchen.

De-clutter the House

The easiest way to do this is to start packing! Don’t let too much clutter block the buyer from seeing what they should be buying. Simplifying spaces within the house allows the buyer to visualize their furniture, their paint colors, etc. Also, by removing excess clutter, regular cleaning and keeping everything tidy becomes a breeze! You may need to rent a storage unit. In the end it will be well worth it when the house sells faster and at a higher price.

1. If you don’t need it, pack it up, sell it, or throw it away! Any items that you do not use on a regular basis need to be removed.

2. Remove all unnecessary items from countertops, tables, and floors. These items make the house feel cluttered and also appear smaller.

3. Clean out closets. Buyers WILL look into your closets, so remove unwanted clothing and shoes. Organize everything that is left so the closet looks as large and spacious as possible.

4. Remove personal items such as photos, books, magazines, and knick knacks.

5. Remove any furniture that may be blocking or hampering walkways. Open areas that flow nicely are much more appealing to buyers than cramped or awkward spaces.

Make Minor Repairs

Eliminate drawbacks before a potential buyer even sees them. Any small items that take little effort to fix. Even the smallest thing may effect how much a buyer offers on a property.

1. Replace cracked floor tiles or counter tiles.

2. Patch and paint holes in walls.

3. Fix leaking faucets.

4. Fix all doors that don’t close properly and kitchen drawers that don’t function as they should.

5. Replace burned-out light bulbs.

Paint & Wallpaper

Give buyers a clean canvas for them to see all they can do to make your house their home. Pay special attention to bathrooms and the kitchen.. These are the rooms that really sell a house! Make sure that they are desirable to people with all kinds of taste!

Paint

1. Paint with neutral colors. Don’t give buyers any reason to remember your home as „the house with the purple kitchen.“

2. Remove busy or outdated wallpaper, and repaint walls that are not clean. You don’t want buyers referring to your house as the one with the NASCAR wallpaper any more than the house with the purple kitchen.

Lighting

A bright and airy home is an inviting home that will welcome buyers much more than a dark and dreary home. More light makes a room to feel larger as well. So be sure to follow these tips:

1. Turn on all lights and open all the blinds anytime your home is being shown.

2. Update fixtures if necessary. Old or outdated fixtures can add more to the mental list of work buyers will have to do if they buy, which will negatively affect the amount of their offer.

Garage & Attic Space

Your garage is for your car, not for storing all of your junk! Box up unused items and put them in your attic or storage space. Straighten shelves, organize bins, paint the walls, and sweep the floor. Let the buyer see how much room there is for their car, and all their stuff!

Stage Your Home

Organize the furniture in each room to create as much space as possible. Also, every room needs to be staged for its intended use. It is not good to have the buyer wondering what rooms are supposed to be used for. If you have trouble doing this, hire a professional.

______________

If you want to sell your home quickly and for the highest possible price, follow the steps above. I can assure you that one of your neighbors is – and their home will sell before yours and at a higher price. If you commit to completing the steps above you will allow yourself an easier, much quicker, more profitable, and less stressful selling process!

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Source by Jeff Casterline

What If You Can’t Find a Buyer When Selling a House By Owner?

One of the problems you might encounter when selling your house yourself without an agent is not being able to find a buyer. This can cause all sorts of problems like having to make your payments on the house… which is even worse if the house is vacant. Another problem if the house isn’t selling is you might not be able to move to a house you wanted to till the current one is sold.

Of all the reasons a house might not sell when selling it yourself, there are 2 that make up the majority of issues that will prevent you from finding a buyer.

1. The Price

If you price your house too high about market ranges, you’ll find yourself with a limited supply of buyers who will pay over market rate. This is even more important in a regular to slow market. Sometimes during really hot, bubble markets, it is possible to get a higher price from the „buying frenzy,“ but generally those periods are far and few. For the majority of time you’ll be in a normal to slow market where you’ll need to be competitive to attract buyers in that economy.

Now if you don’t know how to price your property to sell quickly, here’s an easy way to figure it out. Go to online real estate sites such as Realtor.com or Zillow.com and find 3 to 5 houses in your neighborhood that sold in the last 6 months. For each sale, take the sales price (not the listing price) and divide it by the square footing to get price per square foot. Take the 3 to 5 price per square foot number and add them together, then divide them by the number of properties you used to get the average price per square foot. Then take this average number and multiply it to your square footage and get a round price. Take this price and multiply it by 0.98 and this should get you a pretty accurate price on what your house will sell for. Now if you have some big upgrades or additions, or your house isn’t similar to the ones in your neighborhood, you’re going to have to adjust for this. Otherwise, this simple formula will get you close to the price you need to be at for a quick sale.

2. Marketing

The second most important aspect in selling your house by owner is doing aggressive marketing. Now if you listed with an agent, and they were on top of their game, you wouldn’t have to worry about it. However, if you are handling the sale by yourself, then you will have to get your property information out there… and in a compelling way. Meaning, you need to focus on the benefits of why buyers would be better off buying your house rather than the all the other properties on the market. Most folks just put out an ad in the their local paper’s classifieds (which don’t draw nearly the attention they used to) or just put up a few pictures and a description on Craigslist and expect their phone to be ringing off the hook. The reality, however, is much more different.

Of all the ways you can market your house, including listing it online in different housing sites, nothing beats signs. Pound-for-pound, signs will get you the biggest exposure of qualified buyers. The key is do them right. This means hand drawn, ugly signs put up on busy intersections using the right words that get buyers to pick up the phone and call you. Also, having a hand written sign, preferably on bright colors, in your front lawn will get you a nice volume of interest from eager buyers.

There is one other factor, though not well-known about, that can get your house sold fast for full market price… even higher sometimes. And that is selling with a lease option (also known as a rent-to-own). This is simply giving a qualified tenant/buyer 12 to 24 months to qualify for a mortgage. As you know, mortgage standards have gotten extremely tough these days. And many good folks, who have the income and are qualified, just get approved yet. You simply provide them a lease term to get their financing in place so they can close you out for cash when their loan goes through. Selling rent-to-own like this is also good since you net full market price, as you don’t pay any commissions or fees when they cash you out.

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Source by Ron Simon

Selling Your House In A Down Economy

Challenging economic conditions means that the real estate market is ideal for buyers but a graveyard for sellers hoping for a good deal. The housing market in the United States is at its lowest ebb in almost three decades. The Mortgage Bankers Association states that in 2011, 8 million Americans were at least one month behind with their mortgage payments with 5 million of these homeowners two months behind. With huge numbers of houses up for the sale, prices are falling rapidly and sellers are caught in a trap. Below are some tips for selling your home in a down economy for a reasonable price.

Find A Great Realtor

Although you can try and sell the property yourself, it is asking an awful lot to list your house and do all the ground work without real knowledge of the industry. Despite the fact that a realtor will cost you from 3-6% of the selling price, their expertise could easily make up that difference. Find a local agency that’s familiar with your neighborhood including knowledge of comparable properties in the area, school systems etc. Check the realtor’s sales history over the last few years. You want a successful realtor that is not too busy to give your property his full attention.

Marketing Plan

Your real estate agent is responsible for producing a marketing plan but it is your duty to familiarize yourself with the plan as it’s an essential element of driving traffic and getting more people to view your home. Your property must be visible on top internet sites such as realtor.com. The best realtors have their own website so make sure your property is on display there too.

Preparation

This is your chance to shine. Walk through the home with your agent and he should be able to point out things that may turn off potential buyers. The good news is that preparation work for your home can be performed on a relatively tight budget. Take care of the property’s exterior first with neatly trimmed hedges and colorful flowers always a plus. Repair any bricks or handrails that are loose and also ensure the roof is in perfect condition.

Ensure all walls are painted and carpets are professionally cleaned. Remove all odors to leave a fresh smell and move around furniture to make the living space look as large as possible. If you can’t make your property look immaculate by the time the first viewers arrive, your home will remain unsold.

Price

Look at the active listings, pending listings and recent sold statistics of homes that can reasonably be compared to yours. However, be wary when looking at selling prices as those sales could have taken place a few months ago. Economic conditions can change very quickly so you may have to adjust prices to suit the existing market. Pay special attention to listed prices as this is your competition.

Once you have followed the above steps, you need to be quick to follow-up on inquiries. Your realtor generally handles follow-up activity including emails or phone calls from interested parties. Hopefully, you will receive plenty of interest thus enhancing the possibility of receiving a fair price for your home.

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Source by Jason Kay

Secret to Selling Your Home Alone

Here is the Secret to Selling Your Home Alone. A hundred years ago when brokers found properties for buyers, they had few guidelines. The greed of some brokers led to many famous stories of deception and dismay where buyers lost money and their dreams. This led to laws and a new attitude in the real estate business. Ethical codes were developed, and agents organized, claiming the name of Realtors in 1949.

The professional real estate agent can be a very important part of buying and selling property. The industry does not fail to promote itself and the many good reasons to hire the services of a Realtor, whether buyer or seller. However, this does not mean you can’t sell your property on your own and save the expense of hiring an agent.

Here’s the secret of making the sale. To sell your property on your own, you must have two major components.

A. a cash buyer or qualified mortgage applicant

B. a place to close the deal

Solution to A. Buyers normally go to Realtors to have properties shown to them. You must attract buyers through your newspaper ad, fsbo signs, or online webpages. And then you must make is easy for buyers to buy.

Solution to B. You will close your deal in the same way as the vast majority of real estate agents: in the office of a title company (or less often a real estate attorney). This title company is the key to selling and closing your house! If you can find the buyer, this company can close the deal.

It also helps to:

1. Be prepared to organize, clean, and show off the property to prospects.

2. Search now for a reputable „title company“ to prepare all paperwork and close the deal.

3. Prepare a sales flyer with info to „sell“ the property’s features and benefits and help your buyer understand and find financing.

4. Qualify your buyers by suggesting they visit a bank or a bank’s website to pre-qualify for a set loan amount. This will reduce the unnecessary showings you have. Why show your house to someone who can’t afford to buy it?

Since you’re the sales „agent“ it is helpful to learn to pre-qualify a buyer!

Here are the pieces to the financing puzzle:

– Purchase Price

– Annual Interest

– Monthly payment

– Months the loan will last

– 28% rule

For example, say a buyer makes 3000 a month gross. 28% is a rule of thumb for what is allowed for a monthly mortgage payment. So 28% of 3000 = $840. This $840 is approximately the maximum mortgage payment the buyer is allowed. This figure includes the loan principal and Interest, plus monthly tax and insurance payments. Using a mortgage calculator, this payment equates to a purchase price of around $150,000 at about 4% annual interest.

You can ask if the buyer intends to finance the home. If so you can tell them up front approximately what the mortgage payment will be. You can look up current rates at bank sites, such as Bankrate.com.

TIP: The Windows 7 operating system includes a calculator that can help in figuring the above calculation for a mortgage payment. Open the mortgage calculator by clicking Start, then type in calc in the search box. With the calculator open, click View, the scroll down to Worksheets and choose Mortgage.

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Source by John Eriksen

Sell Your Own House and Pocket the Profits

So you want to sell your own house? Perhaps you want to save money on a commission that would be paid to a broker. Perhaps you are one of those individuals that believe that selling a home is a simple process because it appears so easy on TV. I understand it’s probably not as difficult as performing a root canal on yourself, but if attempted without preparation it might feel like you attempted the aforementioned.

The first thing to consider when selling your own house is to determine what the current market is like in your local area. This does not mean you should buy a copy of the Wall Street Journal and try to extrapolate what your local market is like based on national or worse yet, international trends. Some markets never experienced a large up or down over the last decade despite what was going on elsewhere. So how can you find out information that is pertinent to the local area? One way is to contact a local real estate agent and ask, but that can bring on some unwanted pressure to list with them instead; which I actually suggest for the vast majority of homeowners. Another way is to check local papers that may disclose certain statistics such as average days on market, a comparison of sales prices to listing prices (they are rarely the same, except perhaps in a hot market), and local interest rates. Now what do you do with all this information? For now hold onto it, as we will be using it to help price your home.

Once we have gathered some basic data the next step is to start finding some comparable properties. A comparative market analysis is the most accurate way to price a „normal“ home. It may not be the best way to assess the value of a new home, historic home, income property, or commercial property. What you will want to do is gather the SOLD price of at least SIX comparable homes, that have sold in the last 6 months. If you use home sales older than that, you risk the comparison not being very accurate. Comparable homes should be as similar to your home as possible, but do not have to be identical. These homes should be in the same school district, zip code, and if possible same housing complex if applicable. Explaining exactly how to do this process can be very verbose, so what I will say is that for an amateur analysis make sure your home is priced less than homes offering greater amenities and size and greater than homes offering less size or that are not as updated. Knowing exactly how much these differences effect the price of your home from the comps takes market knowledge that most homeowners don’t have. Remember that money spent on renovations does not correlate 100% to an increase in value.

Ok, so we now have an idea about the list price. The next thing we need to do is go back to what is happening in the local market. If homes are selling fast, I would suggest sticking near your estimated price for a quick sale of your home. If homes are selling at an average rate 3- 6 months (again average is different depending on location) I’d consider sticking at your estimate list price or as much as ten percent less if you are hoping for a quick sale. If homes are not selling on average in less than 120 days, as a for sale by owner you will need to price yourself well below the competition 10% or more. My reasoning for this is that highly marketed homes are not selling, where your home will have a fraction of the advertising versus those listed with a broker. You will need an edge to beat out the competition.

Well, we accomplished step one; pricing our home. This is actually one of the easier tasks we will have to do. Step two will be determining our budget for marketing the home. This is actually the main reason I suggest hiring a broker, since advertising if done haphazardly can cost MORE than hiring an agent. Now you can advertise on sites that cater to for sale by owners, but honestly the traffic they generate is simply pathetic compared to many of the better known sites. If you are serious about this, I suggest you list on a big name site. As far as advertising in the local paper goes, it certainly does not hurt, but realize that more buyers find their home online than through the local paper. The local paper though does appeal to the older generations and can help with a cross generational marketing campaign. Another consideration is that according to the national association of REALTORS 89% of surveyed home buyers in 2011 used an agent to buy. That means, whether you want to or not, you will likely have to deal with and or pay an agent. As a for sale by owner you can offer to pay an agent for bringing a buyer to you. This may help you save some money compared to having an agent list it as well. A good number to start with is offering a 2-3% commission to any buyer’s agents. This will ensure that the 89% of buyers searching for a home with the aid of an agent will not totally avoid your home. Another marketing tool you can use is a yard sign. These can be obtained relatively cheap from a local printer or online. If you are gutsy enough to let total strangers roam through your home, you can also host an open house. It is estimated that nearly 5% of home purchases are done on impulse, so it cannot hurt your sales effort. I would like you to consider that bringing strangers in your home can be unsafe so proceed with caution.

Alright, we are moving right along to getting our home sold. We have a price, we know how we are going to market it, and we are ready to list right? No, I’m sorry we still have some work to do. The next thing we have to do is complete a seller’s disclosure form to give to potential buyers. This form can be obtained from a local housing authority or online. In addition, we need to provide potential buyers with a lead-based paint disclosure act if your house was built in 1978 or earlier, thanks to a 1992 law. In addition, this is the time to neutralize your home, fix peeling paint (trust me, fix peeling paint), and complete any other small maintenance tasks that need done.

Ok, now we can go ahead and list the home. The easy part is done, we are moving onto the hard and hardest parts of selling a home. Now if you listed it yourself I suggest purchasing a land line phone number to use for advertisement purposes. There are many places where you can find one cheaply. When your first perspective buyer calls, greet them politely and share whatever information they need. As tempting as it may be, before having them over to view the house, make sure they have be pre-approved, or at least pre-qualified for a loan; ask them to bring their pre-approval letter. People have no problem wasting your time. If they refuse to bring any such paperwork, skip the viewing because it is likely they are not that interested in your house anyways. In fact, they cannot even make a real offer at this point. Show buyers around that have met the pre-qualifications, but refrain from harping about anything personalized within the home, as they will likely be envisioning how they can change your house to suit their needs. If they are interested in making an offer, please do not entertain a verbal negotiation of price. First, their offer is not legally enforceable by the statute of frauds and back and forth negotiations may elicit an emotional response on your part. Instead, insist on a written offer and binding contract. It is likely they will be working with an agent, so this is usually a mute point. When the offer is presented, remain emotionless whether it is more than you had hoped for, or less since most buyers will expect the savings you received from not paying a commission to be passed onto them (Now if you used my suggestion of offering a buyer’s agent commission you might find that you receive a more reasonable offer). You have two options; accept or reject the offer. If you reject the offer, you can always counter-offer. Some things to expect during this time is the buyers wanting you to purchase a home owners insurance warranty (which you should do to save yourself a headache 6 months from now when your water pipes burst or your furnace dies at only 4 years of age). The second is that they will likely place several contingencies on the offer, which are completely normal. These contingences may include a home inspection, land survey, title insurance, dye test, as well as several others.

Ok so you have found a buyer and your home is under contract. The coming 30-90 days will be the roughest yet, but hang on because you are almost there. During this time a home inspector after examining your home will come up with a list of several hundred problems that your house has. If you already disclosed these items in your seller’s disclosure there should be little concern, as they will not be items that your potential buyer could use to back out of the transaction. Now for the things you were unaware of, buyers may try to haggle the price even lower. I suggest for small ticket items, hold your ground. Bigger ticket items will likely require some concessions on your part. Your other option is to not give any concessions and try the whole process over again, disclosing the newfound issues. If things do progress past this point, prepare for yet more expenses at closing. You will need to pay transfer taxes on the property, as well as, prorated property taxes if you have not yet done so for the fiscal year. Again, there will be some other expenses and rather going into detail here, I suggest you take a look at a HUD-1 form to get a strong understanding of what expenses are dealt with at closing. If closing is not being taken care of by their agent, I suggest you hire either a transaction licensee or lawyer to handle the paperwork. DO NOT attempt to complete this stage on your own unless you are an agent or an attorney.

Well if you made it past closing, you have done what only 15% of for sale by owners are able to! Congratulations, and when you go to look for your next home use an agent.

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Immobilienmakler Heidelberg

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Source by Adam M Slivka

Real Estate Listings – Listing Begins For Real Estate by Finding an Agent

Real estate listings start with finding a good and reliable real estate agent. But how to determine the reliability and caliber of a real estate agent is the foremost thing. The first option which comes to mind is interviewing a real estate agent and asking questions.

For Sale By Owner real estate listing, Exclusive Agency listing and Exclusive Right To Sell listing are three listing choices.

For Sale By Owner Listing-through these, owners sell their home on their own. It follows the non-exclusive agreement; the owner is free to allow various brokers to show the home and may or may not pay the commission. This payment will be about half of typical fees because in these cases, the owners are not represented. In some cases, the owner finds the buyer himself and then he does not need to pay a commission to anyone.

Exclusive Agency Listing-in this, the broker represents the owner. The owner also holds the right to sell the property on his own and not pay the commission. The contracted broker is free to cooperate with other brokers and can accept their help in finding the best buyer for the owner. In this case, both brokers earn a commission.

Exclusive Right To Sell Listing-in this, the broker has the right to claim the commission for representing the owner and arranging the showings of the home to buyers. The owners pay commission for listing as well as selling. As per the contract and right to sell listing, the owner cannot sell the property without paying the commission.

The terms and conditions for listing are its length or duration; selling commission; cancellation of contract; expiration of contract and many others.

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Immobilienmakler Heidelberg

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Source by Jastin Camp

How to Successfully Convert FSBO’s to Your Listings

I’ve been in real estate now for over 10 years. I started with no sphere of influence and in a totally new area after moving across the country to relocate. In my first year, I was International Rookie of the Year with over $12Million in Sales. One of my main target markets was For Sale By Owners.

I learned some key pieces to actually getting these prospects to become my clients, here is the plan for conversion:

The first step is to actually have a real Action Plan for converting FSBO’s to your Listings. The Action Plan should span over 90 days for the high intensity contacts, and then convert to a lifetime of „touches“ to make sure that they stay your clients and customers for life.

The initial step of the Action Plan is to find prospects: you can use a variety of sources including the newspaper (online and offline), FSBO specific sites and driving around areas. Once you’ve found them, you need to add them to your Action Plan and make that initial call.

The initial call should be something that is comfortable for you. It should not be threatening or question their intelligence. You’re probably laughing at this one, but when I started there was a colleague of mine who was also targeting FSBO’s – he would come to the office early in the morning and start making calls. You have to admire him except that he would always cut off his initial call script within 30 seconds because they hung up on him!

The reason for his massive failure was that he took a course from a highly regarded and successful real estate trainer (albeit one that had never actually sold a house!). This trainer taught him the script that I hear way too often: „Hello, this is Joe Smith – is the owner around? Great, I understand that you are trying to sell your home yourself, is this correct? Wow do you know how many people try that and then end up listing with a realtor within 30 days? Do you realize that people have actually been killed trying to sell their home by themselves?…“

The conversation was one based on fear and insulting their intelligence. What would you do if you received that call at 7:00 AM (or anytime for that matter)? You would become angry and hang up too!!!

The other mistake script is telling them that you have a buyer that you would like to bring by. The only problem with that is that you really don’t have one and then you show up to see the property and use an excuse that your buyer couldn’t make it – only to proceed to try to get them to list their home with you! Warning: they’ve heard it and been there already!

Your initial call should be one of understanding and patience – not fear and insults. Remember, the FSBO has decided to sell their home without an agents help for any number of reasons. You have no clue yet why but one of your missions later will be to find out. First, you need to get your foot in the door.

I always used an approach that allowed me to tour their property without ever mentioning the possibility of listing their home. If you approach the call as a genuinely interested person, then you will have more success.

Once you’ve met with them and toured the home. You will have substantially more knowledge on the property, the owner and the reasons for attempting to sell FSBO. You can then start to build additional trust and offer help and assistance. This is accomplished by a series of postcards, phone calls, handouts and letters.

Your postcard series should be targeted to offering various services for free or a small fee: use of your IVR system, fliers, showing and tour services, FSBO website listings and more. The more that the FSBO sees you as a friend instead of a salesperson looking to take another listing, the better off you are and will be in the future.

Your letter series should include handouts, guides and other support materials that show your professionalism without asking for a listing. Examples of your marketing materials are good but actual step by step guides („Holding a Successful Open House“, etc.) are much better. Again, this is an opportunity to set yourself apart as the expert and the only person trying to help the For Sale By Owner succeed.

Here’s one key tip: ask to host their Open Houses. If you do this and do it correctly, you should get 1 -2 additional pieces of business from every Open House that you help that FSBO Owner with.

Here’s the bottom line – treat the FSBO as if they were already your client. Help them with their efforts… if you follow the right process, one of two outcomes will occur. Either you will be asked to list their property or it will sell and you will get referrals and additional business!

Good luck and go get them!

Immobilienmakler Heidelberg

Makler Heidelberg


Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
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Source by Rob D Tucker

How to Buy a HUD Owned Home in Georgia – HUD Homes Can Be a Great Value For Investors and Homeowners

Everyone who wants to buy a home wants to get a good deal. This can often be accomplished by looking at HUD-owned homes. There are many HUD homes for sale in Georgia.

What is a HUD home?

  • HUD homes are properties that were insured by FHA (the Federal Housing Administration) and the owner could no longer make payments on the property (due to medical issues, job loss or other factors).
  • The lender can file a claim with FHA for the balance due on the mortgage and then conveys title to HUD.
  • HUD homes are one to four unit residences and are found in nearly every county in Georgia.

POINT ONE: In order to purchase a HUD home in Georgia, investors or owner-occupant buyers must work with a HUD-registered real estate agent. However, buyers may search the database of homes available with HUD by going to their website. A HUD-registered agent is required to make an offer in Georgia. Each home has a list price and an as-is price. The as-is price is the value shown by the FHA appraiser. The list price is the price that HUD is asking for the property. Sometimes these two prices are the same, but many times the home is listed at less than its current appraised value.

POINT TWO: In Georgia, a HUD registered agent will show you the property, assist you in coming up with a good offer and submit the offer through the online HUD bidding system. Offers are not made on the traditional Georgia contract, but rather on the HUD electronic bidding system. The contract is a basic one page form, but how your offer is structured makes a big difference in whether it is accepted or not.

POINT THREE: All HUD homes are sold as is in Georgia, but HUD does recommend that buyers get an independent home inspection done before purchasing any property. Most of the time, HUD will not make any repairs to the home, so you should take any required repairs into consideration before making an offer. This way, you can factor these items into your offer price. Always get a home inspection!

POINT FOUR: Most HUD closings happen within 45-60 days of the contract being accepted. HUD gives a priority to owner-occupant buyers, however there are many HUD homes that are available for investor buyers as well.

POINT FIVE: For an owner-occupant buyer who is obtaining FHA financing, there is a special program available currently (2009) allowing the buyer to put down only $100. Since there are no longer „zero down“ mortgages available, putting only $100 down is the next best thing. There are also special programs for buyers who are teachers, firemen and policemen. Georgia buyers have a lot of great options when purchasing a HUD home!

POINT SIX: Some properties may need work done to them to be insurable for FHA financing, and sometimes HUD offers an escrow account to complete these repairs after closing. HUD typically provides a 15-25 page Property Conditions Report to the buyer which outlines the condition of the property as determined by an inspector hired by HUD’s 3rd party vendor in Atlanta (currently PEMCO).

The process of buying a HUD home is a very streamlined process that can be completed without a lot of hassles. It is essential to work with an experienced Georgia HUD registered agent who understands how the process works and can meet the required deadlines.

Immobilienmakler Heidelberg

Makler Heidelberg


Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis

Source by Terry L. Cason

Is Selling Your Own Home Right For You?

In this DIY (Do It Yourself) age, it is no surprise that many consider selling their home on their own when they are ready for a move. There can be some great benefits – lower cost; more control; a chance to „test the waters“ – but there are many pitfalls too. In the US, For Sale By Owner („FSBO“) transactions accounted for 10% of home sales in 2011 but sold for considerably less (up to 25%) on average than agent-assisted home sales. [1]Other than the possibility of a lower selling price, consider the following if you are thinking about listing your home on your own:

Time and effort involved

Roll up your sleeves and prepare to spend significant time preparing your home, researching the market, developing sales strategies and marketing materials, answering calls, showing your home, and eventually managing negotiations and paperwork. Realtors have well developed tools at hand and typically have a team of resources to count on, including front office staff that may be available 24 hours a day. It all looks easy, but the work is surprisingly detailed and complex and mistakes can be expensive.

Pricing it right

Pricing correctly can be a challenge for anyone, but when you are emotionally attached to a property, it can be even more so. Too low and buyers may be suspicious; too high and your property will sit while others around you sell. Realtors rely on current and historic market data along with industry and marketing experience to help establish the right price for a motivated seller. The right price for a well-staged home can have a significant effect on attracting a high number of qualified buyers; and that leads to a sale.

Legal and financial implications

How much should you disclose about that leak or buried wiring? What about the well and septic system? The insight and paperwork involved in putting together a secure and binding sale agreement that protects both parties is considerable. Professional Realtors, their Associations, and their Brokers have the training and experience required to identify potential issues along with developed contract language to help ensure your interests are secure. Major problems that are not visible and remain undisclosed can lead to litigation and other costly consequences. Missing clauses in a contract can have the same costly effect.

Needless to say, there are many FSBO success stories, however, we have all seen FSBO signs that linger on a front yard for what seems like months before being replaced by a Realtor’s sign. If you have time on your hands and want to „test“ the market, a FSBO strategy may work for you. But if you are a motivated seller with a deadline and top dollar in mind, then perhaps a Realtor is your best bet. I have worked with more than one FSBO client who was exasperated with the process – „… never again!“

[1] National Association of Realtors, 2011

Immobilienmakler Heidelberg

Makler Heidelberg


Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und zum Höchstpreis

Source by Thom Gallagher