Selling Your Home In The Winter

As you may probably know, most home sellers wait until Spring and Summer to list their homes.  This is done, primarily because there are more buyers looking during this time period.  From the seller's perspective, this gives them a higher chance of selling their home.

However, listing in the Winter can give you the bigger advantage.  While there are fewer buyers during this time of the year, the buyers who are braving the cold are typically more serious buyers.  You get fewer people "kicking the tires" and more people ready to buy NOW.  According the the National Association of Realtors, it takes approximately 12 weeks for a buyer to find the right home and complete the transaction.  By listing in the Winter, this can give the seller a completed transaction by the beginning of Spring.

As I mentioned, once Spring rolls around, more buyers will begin to come out.  There will also be a lot more homes for sale, competing with your home.  More competition means you will have to do even more to set your home apart from the other listings, which may include a lower price.

When you factor in low interest rates, this is a great time to sell.  Buyers are trying to take advantage of the low rates while they are still low.  It will also allow you to buy your next home at a lower interest rate and give you time to seek out a great purchase, before sales prices begin to increase.

Because all cities and locations are different, I welcome you to contact me to discuss your particular home and situation.

Feel free to Contact Me anytime for more information.

Pricing Your Home To Sell

Home pricing is the most important aspect of home sales, in any real estate market.  Any property will sell, regardless of the market, if it's priced with that surrounding market. 

A common misconception is to price a home high when first listed and then reduce later.  If a home is priced right, a home will get more showings, as you can see in the graphic below.  More showings indicate the market feels the home is listed properly, and there's a feeling that a deal can be put together. In fact, if a home is priced right where it should be, the offer could come fast and even produce multiple offers, driving the price up!
   


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As you may be aware, we are currently experiencing a buyer's market, although it is not quite the buyer's market it was over the past several years.  Low interest rates are creating higher buyer demand, and we are also seeing fewer homes for sale.  Depending on the location, that mix of higher demand and shorter supply is showing an improvement in sales prices.

Still, we are in a buyer's market, and in a buyer's market a home needs to be priced better than the competition and in equal or better condition.  As you can see from the graphic below, the homes that are not well priced or not in the best condition aren't selling.



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Recent sales data in Northeast Ohio shows that out of every 100 homes listed for sale, 46 fail to sell.  This is actually an improvement over the fourth quarter last year. 

Even with this improvement, of the 54 that did sell in the fourth quarter, 33 of the homes (60% of the homes that sold) required at least one price reduction.  That tells us that 79 out of every 100 homes are priced incorrectly at the time it is listed.

To further dispel the the notion that pricing high at the beginning of the listing won't effect the sale or the price of the home, the graphic below shows the difference in homes that didn't require reductions versus homes that did.  Homes priced correctly sold in 34 days for 96% of asking price, while the homes that required reductions sold in 191 days for 80% of asking price.


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Again, the key to selling real estate is proper pricing.  Related to that, is hiring an agent that has a solid marketing plan and can provide you with the proper research you need to make an informed decision on pricing.  That way, you're not wasting valuable time and money and wondering why your home is still on the market.

I invite you to contact me anytime to discuss further.

Cleveland, Northeast OH Area Real Estate Market August 2012

According to the Northeast Ohio Regional Multiple Listing Service and an article from the Cleveland Plain Dealer, homes sales in the region continue to surpass last year's sales figures. Lower home inventory, along with higher buyer demand due to low interest rates, is driving this increase in activity and increase in sales prices.

Usually the market slows between July and August, but that was not the case this year with a rise in sales during that time-frame. Sales comparing August 2011 to August 2012 show considerable improvement.  Among the 15 counties in Northeast Ohio, single family home sales are up 14.6% and condo sales are up 20.2%.  In addition to the increase in sales activity, Northeast Ohio is showing a 4.9% increase in single family home prices and 3.3% increase for condos, compared to last August. 

The key point here is that the market is starting to stabilize.  Sellers are getting more for their homes than last year, with buyers paying a bit more to purchase a home to take advantage of the low interest rates.  Buyers should note that interest rates have reached nearly as low as they can go, when deciding the best time to make a purchase.  The data over the past several months indicates we have seen the bottom of the local real estate market.





By comparison, Northeast Ohio continues to outpace the national sales increase of 9.3%.  Nationally, 4.82 million homes have sold, which is behind the 5-6 million home sales, considered to be a normal or healthy range. 

Cleveland, Northeast OH Area Real Estate Market July 2012

According to the Northeast Ohio Regional Multiple Listing Service and an article from the Cleveland Plain Dealer, homes sales in the region continue to surpass last year's sales figures. Lower home inventory, along with higher buyer demand due to low interest rates, is driving this increase in activity and increase in sales prices.

While home sales declined slightly from June 2012 to July 2012, sales comparing July 2011 to July 2012 show considerable improvement.  Among the 15 counties in Northeast Ohio, single family home sales are up 18.4% and condo sales are up 26%.  In addition to the increase in sales activity, Northeast Ohio is showing a 9% increase in single family home prices and 2.6% increase for condos. 

The key point here is that the market is starting to correct itself and balance.  Sellers are getting more for their homes than last year, with buyers paying a bit more to purchase a home to take advantage of the low interest rates.  Buyers should note that interest rates have increased over the past couple weeks (and is forecasted to continue in that direction), when deciding when to make a purchase.  The data over the past several months indicates we have seen the bottom of the local real estate market.





Northeast Ohio is currently outpacing the nation sales increase of 10.4%.  Nationally, 4.47 million homes have sold, which is behind the 5-6 million home sales, considered to be a normal or healthy range.  The chief economist for the National Association of Realtors feels 5 million sales next year is attainable, "but it will require more sensible lending standards and strong job creation to push beyond that."

Interest Rates: Perfect Time To Buy (And Sell)!

Interest rates are at a new low for 2012!

The average 30 year fixed interest rate is now at 3.70%, and for a 15 year fixed the rate is at an incredibly low 2.99%.  As you may know, interest rates fluctuate constantly, so taking advantage of a low rate should be done swiftly.  Whether you're looking to finance a home purchase or refinance your current mortgage, a call to a mortgage lender may be a good idea.

Regarding a home purchase or sale, rates are forecasted to start climbing closer to 4.5% by year's end, and home prices (depending on location), are expected to see a slight increase.  Because of this, we're seeing an increase in buying and selling activity in the marketplace. 

According to local MLS housing statistics for January through April 2012 in the Akron, Canton, Cleveland, and Youngstown region, the average sale price up 5.3%, total dollar volume up 22.4%.  So, if you're thinking of making a move, the time may be now...

Feel free to Contact Me for more information.

Choosing the Right Listing Agent to Sell Your Home

There are several areas that you may want to consider during the interview process, which are addressed below. When you decide to interview an agent, this serves as a great list of talking points to discuss. 

1. Experience: How long have you been in the real estate business? Do you have additional experience in related fields? Do you work full-time or part-time? How well do you know the area? In what type of sales (luxury homes, foreclosures, commercial, etc.) do you specialize, and in what locations do you work? 


The time on the job isn’t the most reliable factor. An agent with less time as a Realtor sometimes actually has more experience, because they close more transactions. That is why the additional questions listed above will help you to better determine experience versus job time. The key is to find out if the agent’s experience and expertise mesh with your needs

• The typical Realtor had 8 transaction sides in 2010—this is up from 7 sides in 2009.

• Brokers and broker associates typically had 10 transactions, while sales agents typically had 7.

***To compare, my real estate team and I close 120 transactions per year.***

• A transaction side can either be the selling or buying side of a real estate transaction. If the agent worked as both the buyer and seller’s agent that would count as two transaction sides.

2. Knowledge: What expertise do you have? What is your knowledge of the area and the market? What are homes like mine selling for right now? 


Make sure the agent you choose has a good feel for the market around your home. Some agents work in just one city, while others work in multiple counties. Agents can be very successful with either approach. It’s also recommended you determine the agent’s overall knowledge in real estate, marketing, negotiation and closing of transactions. 


3. Organization: Do you work by yourself or do you have an assistant, office staff or team? What are their names and what will be their role in the transaction? 



It is not uncommon for agents who sell a lot of houses to hire people to work with them, as we have. As their businesses grow, they must be able to deliver the same or higher quality service to more people. You may want to know who on the team will take part in your transaction, and what role each person will play. 


4. Marketing Plan: Can you tell me specifically what your marketing plan includes? Where do you advertise (internet, print, networking)? How and where your home be marketed? Do you use social media (Facebook, Twitter, blogging)? Does the agent create virtual tours/video of your home? Does the agent hold broker’s open houses and do any other open houses? Do you have a home stager? Does your agent have an overall presence in the community as a “known” expert in the field? 

If you said yes to all of these, the marketing effort appears to be strong. However, the effectiveness of the marketing plan can still be an issue. That’s why communication and sharing the results of the marketing efforts is important; so a contingency plan can be created to give your home maximum exposure to buyers


5. Communication: How often do you or your office staff stay in touch with me? How do I get feedback on showings of my home? How quickly do you contact buyer’s agent about feedback? Do you provide reports that will show me the results of your marketing and update me on near-by home sales? 


This is a huge point to explore, and one that is tough to gauge until you actually start working with that agent. My advice is to see how the agent addresses questions about communication and follow up. If the agent is not concise with these points, this may be a good indication that communication is not a strong suit. 


6. Pricing Strategy: Can you show me how much homes are selling for near me and how you developed the recommended pricing for my home? What is you sales price percentage compared to the list price? How long do your listings take to sell, compared to other agents? 


The agent should be able to help you determine a recommended listing price range and provide you with the information used to come to that conclusion. Finding out the agent’s statistics regarding sales price versus list price and market time will help show you how accurate the agent is with his/her advice. You want an agent that can not only give you the correct information, but also have the conviction to tell you the truth instead of what you want to hear just to get the listing. 


7. Commission Structure: How much do you charge? Are there any additional administrative or service fees? What will be my estimated net proceeds after the transaction? 


Make sure you know what you’ll be charged before you commit to an agent or commit to a list price. You should be able to determine what your net proceeds will be first. Hopefully by now, you can begin to determine if you’re getting the service you require for the commission you’ll be charged. 


8. Success: What is your level of success among your peers? Are you a top agent in the area? How many transactions do you complete in a year? 


This is some good information to have, especially if you’re "on the fence" about hiring an agent. You may find an agent that has everything you need that does not sell 100+ listings a year. However, if they only close a few transactions a year, you may want to interview another agent before making a final decision. 


9. References: Can you share references of current and/or past clients? 


This is a better way to truly determine success…through the words of actual clients. What current and past clients have to say about the agent carries a lot of weight versus just simply looking at "the numbers." References are where you can begin to determine the intangibles such as care, attention, importance of client needs, ease of transaction, etc. 


Once you’ve gone through these points, you should be able to determine whether a given agent fits your needs and expectations. You should feel you found an agent that sets him or herself apart and meets or exceeds your expectations. 

Now It’s Interview Time

Unless you’ve determined that your previous agent still fits the bill, you’re going to want to set up an interview with another agent or two. There is no real "best" time of year to interview an agent or list your home. If you want to sell your home, the best time is now…
Feel free to Contact Me anytime for more information.

Selling Your Home By Owner

Selling Your Home By Owner

Congratulations on Deciding to Sell Your Home!

In every market and every economy, there are always home-owners that opt to market their homes "for sale by owner."  While most agents don't show homes by owner, I pay close attention to the market, including these homes.

I think owners should explore the option of selling their own home.  The main reason owners try to sell on their own, is to save money on the commission.  I understand that this can be an expense someone would like to avoid, but on the average, homes sold by owner actually sell for 10% less than a home sold by a Realtor. Small towns and resort areas tend to have the highest rates of FSBO sales, with only 7% of suburban area transactions being FSBOs.

As you can see, successful home sales by owner make up a very small piece of the entire sales market, so you should know the facts before taking this endeavor head-on. 

Statistics From The National Association of Realtors

First, the facts and data:  FSBOs accounted for 10% of home sales in 2011. The typical FSBO home sold for approximately $140,000 compared to $199,300 for agent-assisted home sales.

FSBO Methods Used to Market Home:

• Listing on Internet: 27%
• For-sale-by-owner Web site: 11%
• Yard sign: 46%
• Friends/neighbors: 39%
• Newspaper ad: 12%
• Open house: 14%

Most Difficult Tasks for FSBO Sellers:

• Getting the right price: 23%
• Preparing/fixing up home for sale: 18%
• Selling within the planned length of time: 14%
• Having enough time to devote to all aspects of the sale: 13%
• Understanding and performing paperwork: 10%

Most Important Reason for Selling Home As FSBO:

• Did not want to pay commission fee: 37%
• Sold it to a relative / friend / neighbor: 27%
• Buyers contacted seller directly: 16%
• Agent was unable to sell home: 8%
• Did not want to deal with an agent: 8%
• Seller has a real estate license: 2%
• Could not find agent to handle transaction: 1%
• Other: 2%

Of that 10% of national home sales, approximately 40% of those sales are made to a family member or friend.  So, unless you know someone close to you that already wants your home, you have your work cut out for you.  In fact, even the Founder of ForSaleByOwner.com recently sold his home with a real estate agent.

I don't know exactly how accurate these statistics are, but from my experience locally, homes sold without an agent involved are very few and far between.  If you do move forward with selling your home by owner, here are some tips, insights and advice to give you the best chance of success.

Advice on Selling By Owner

Price your home correctly for the market from the start.  Research home sales within a 1-mile radius that are the most similar to yours. Look at and critique your home as if you were a buyer, not as the owner, and give an honest evaluation.  It will save you a lot of time and money.  Buyers looking at homes in the area, learn the values quickly.  If you're over-priced, home-buyers will simply choose another home to purchase.  I would be happy to help you by providing a Free Market Analysis.  This information is highly valuable and directly affects your ability to sell your home.

Home Staging. Staging Your Home properly will help your home sell faster and for more money.  It is a worthy investment to consider to give your home a competitive advantage.

Advertise!  The internet is your biggest source for potential buyers.  Over 90% of home-buyers use the internet to find their home and 87% use a Realtor. With that said, you may want to consider getting your home into the MLS. In addition, use as many home sales sites as possible. My real estate team and I advertise on nearly 600 Websites!  Choosing the right sites, will bring the right kind of inquiries.  Set aside money to market your home and spend wisely.  Newspaper ads produce low response rates for the expense.  The key to a good ad, is to have a concise, accurate description with vibrant pictures and a "call to action" that gets buyers to contact you.

Make yourself available to have your home shown at  anytime.  Turning down a showing could lose a sale and extend the time you'll have to market your home.  If you don't think you'll always be available, you may want to have someone help you.  There are a lot of homes for sale, and buyers will typically just move on to other options.

Pre-qualify your potential buyers.  Before you schedule an appointment to show your home, make sure they're approved to finance your home. This will save you time, in addition to ensuring you're working with an actual buyer, and not just letting some stranger into your home with no intent or ability to buy.  Be safe!

Complete the required discosures. Have the Residential Property Disclosures filled out properly and ready for buyers to review.

Contact a local title agency and/or real estate attorney to draw up the proper paperwork and complete the transaction.  It is imperative you have the proper paperwork to write up the final agreement and account for all aspects of the deal's contingencies.  An error, breach and/or ommission can be very costly!

Before you decide to sell by owner, interview a couple real estate agents

1. It'll give you the ability to evaluate whether the commission fee will pay for the time and expense (marketing, attorney fees, carrying costs, etc.) incurred by selling yourself.

2. You may be surprised to find the Realtor is flexible on the commission.

3. You may find a potential agent to list your home in the future, if your efforts by owner don't turn out as you hoped or you don't have the time to dedicate to selling your own home.

"I would love the opportunity to interview with you, view your wonderful home and see if my real estate team and I are the best fit for your needs.  I welcome your call or email anytime!"


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Hinckley, Ohio Real Estate and Information Source

Hinckley, Ohio

City Information and History

Hinckley, Ohio, in Medina county is exactly five miles square but contains 1133 acres more than the conventional 16,000 acres, due to the hills and valleys and generally 'wrinkled' surface.  The township is known as the home of the buzzards. On March 15 of every year, large flocks of buzzards arrive.  Hinckley is just over 30 minutes from Cleveland, 15 minutes from Medina and 30 minutes from Akron, with nearby access to I-71, I-227 and the turnpike.

The Hinckley area became available to Judge Samuel Hinckley of Northampton Massachusetts. He was reputed to be one of the shrewdest land proprietors of his time. He predicted that the day would come when his land in Hinckley would sell for as much as $10 per acre but he did not expect to live long enough to realize such profits.  As the pioneers from the East began to move westward, the Judge was quick to place his holding in other parts of the Western Reserve for sale. He was in no particular hurry to dispose of his Hinckley holdings because they were of less value and Hinckley remained a wilderness for quite a while after adjoining townships had been settled.

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Real Estate

Hinckley Township residents enjoy its rural atmosphere and its convenient location. The city has homes and neighborhoods to suit most budgets and life styles – whether you are newly married or an empty nester, have a growing family, or are an executive with large space needs. Homes range from $120,000 to well-over $1,000,000. The Metro Parks are literally a few minutes away. They offer picnicking, hiking, bicycling, fishing, skiing, and unspoiled nature.

Hinckley is a considered a desirable Cleveland area suburb.  The current real estate market data for the city can be viewed below, which is great information if your looking to buyer or sell a home in Hinckley.  Also provided is full access to all current listings for sale in Hinckley.

Current Hinckley Market Data

Homes For Sale In Hinckley

Helpful Area Links

City Government Website
Demographics
School Ratings
School Board
Area Attractions
Weather Forecast
Utility Providers/City Services
Nearby Shopping, Restaurants, Hospitals, Parks, and more

Strongsville, Ohio Real Estate and Information Source

Strongsville, OH

City Information and History

Strongsville is a located in Cuyahoga County, Ohio, situated about 25 minutes from downtown Cleveland and about 15 minutes from the Cleveland International Airport.  The city's nickname is "Crossroads of the Nation," as this is where the Ohio Turnpike and Interstate 71 intersect. The Strongsville Recreation Center and Senior Center were named after former mayor Walter F. Ehrnfelt. The population was 44,750 as of the 2010 Census, and the city is well known for its school system, MetroParks access, and abundance of shopping and restaurant locations.
Strongsville officially became a township on February 25, 1818, a village in 1923, and was ultimately designated a city in 1961. Founded by settlers arriving in the newly purchased Connecticut Western Reserve, the city was named after John Stoughton Strong, the group's leader. Many of the main streets in the city are named after other principle figures and landowners from the city's history, e.g. Howe, Drake, Shurmer, Whitney.
In the mid-19th century, the Pomeroy House, then called The Homestead, was a stop on the underground railroad. Alanson Pomeroy, the home owner and a prominent Strongsville resident, concealed runaway slaves on his property. From this residence in Strongsville, the runaway slaves were taken to boats on Rocky River for passage to Canada.



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Real Estate

Residents like Strongsville because of its atmosphere and convenient location. The city has homes and neighborhoods to suit most budgets and life styles – whether you are newly married or an empty nester, have a growing family, or are an executive with large space needs. Condominium prices range from $70,000 and up, and homes range from $80,000 to over $1,000,000. The Metro Parks are literally a few minutes away. They offer picnicking, hiking, bicycling, fishing, skiing, and unspoiled nature.

Strongsville is a considered a desirable Cleveland area suburb.  The current real estate market data for the city can be viewed below, which is great information if your looking to buyer or sell a home in Strongsville.  Also provided is full access to all current listings for sale in Strongsville.

Current Strongsville Market Data

Homes for Sale in Strongsville

Helpful Area Links

City Government Website
Demographics
School Ratings
School Board
Area Attractions
Weather Forecast
Utility Providers/City Services
Nearby Shopping, Restaurants, Hospitals, Parks, and more

What Is My Home Worth?

Knowing what your home is worth is an absolute necessity when you're thinking of selling your home.  It can also be helpful to assure you're home value is being assessed properly for property taxes, but for this article we'll concentrate on the valuation of your home for selling purposes.

Whether you are selling by owner, or hiring a Realtor, pricing your home properly is the most important component.  Of course, condition, location and the economy are also factors, but proper pricing that accounts for these other aspects will sell your home.  If you take away nothing else from this article, remember this:

"Any home that is properly priced and marketed will sell in ANY real estate market."


So, that leads us to the main topic...what is my home worth?  How do I determine my home value to get my home sold quickly?


The easiest way is to have your home appraised.  Appraisals cost around $300 to $400, but may be worth the investment, if it'll help you price your home properly.  This is a great option for someone selling by owner. If you're planning on hiring a real estate agent, the agent will provide you with a market analysis to determine the right price to list your home.

When you're interviewing for real estate representation, I advise that you speak to at least 2 Realtors before deciding to hire an agent.  You want to make sure you're hiring someone that won't just tell you a price that you want to hear, to get the listing.  So, having more than one pricing opinion can prove helpful.  The best way to determine this is to ask questions, such as:

1. How many listings do you sell per year?
2. What is the average days on market for your home listings?
3. What percentage of the list price vs. sales price do your listings sell for?
4. How do these statistics compare to the statistics in my community?

These questions will help you piece together how well the agent prices their listings, and most importantly, how well they do in closing the deal.  Be sure to have the agent show you how they arrive at their pricing opinion and show you a side-by-side comparison of your home with the most recent sales near your home. 

If you have any questions about property valuation and you want to find out what your home is worth, please feel free to contact me anytime.

Broadview Heights, Ohio Real Estate and Information Source

City Information and History

Broadview Heights, Ohio, in Cuyahoga county, is well situated between Cleveland (15 miles) and Akron (20 miles), at the crossroads of Ohio's east/west and north/south highways.  Broadview Heights boasts of its award-winning schools, fine recreation programs, and great city services.  Due to our central location and easy access to freeways, residents can travel to the airport and just about anywhere in Cuyahoga County within just 30 minutes during non-rush hour periods.  According to the 2010 census, 19,400 people reside in the Broadview Heights city limits.

Indians occupied the territory known as Broadview Heights until 1811, when the first white man, Seth Paine, settled there.  He was sent by Colonel John Breck as a surveyor of the land and was given a compensation of 200 acres. The land that Colonel Breck surveyed was called Brecksville Township, and today the cities of Broadview Heights, Brecksville and North Royalton make up the land. The township consisted of 21.28 square miles, and it was sold for $1.52 an acre.

A plank road was constructed from Wallings Corners to the Cleveland city limits in 1829.  On November 30, 1926, a vote was held to recognize the village of Broadview Heights. The results were 101 people for and 7 against the new village. A few years later the residents built a city hall and established a part-time Fire Department.




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Real Estate

Residents like Broadview Heights because of its country-like atmosphere and its convenient location. The city has homes and neighborhoods to suit most budgets and life styles – whether you are newly married or an empty nester, have a growing family, or are an executive with large space needs. Condominium prices range from $60,000 and up, and homes range from $120,000 to over $1,000,000. The Metro Parks and Cuyahoga Valley National Park are literally a few minutes away. They offer picnicking, hiking, bicycling, fishing, skiing, and unspoiled nature.

Broadview Heights is a considered a desirable Cleveland area suburb.  The current real estate market data for the city can be viewed below, which is great information if your looking to buyer or sell a home in Broadview.  Also provided is full access to all current listings for sale in Broadview Heights.

Current Broadview Heights Market Data

Homes For Sale In Broadview Heights

Helpful Area Links



City Government Website

Demographics

School Ratings

School Board

Area Attractions

Weather Forecast

Utility Providers/City Services

Nearby Shopping, Restaurants, Hospitals, Parks, and more

North Royalton, Ohio Real Estate and Information Source

City Information and History



North Royalton, Ohio, in Cuyahoga county, is south of Parma, Ohio and about 12 miles south of Cleveland, Ohio. It borders Strongsville to the east, Broadview Heights to the west.  The city benefits from easy access to the nearby cities and towns within the Greater-Cleveland metropolitan area. There's a considerable amount of shopping and restaurant options available, and great metroparks access.  North Royalton contains a population of approximately 32,500 people.



The township of North Royalton was formed in 1818. It was named Royalton after the town of Royalton in Vermont. The name was changed to North Royalton between 1880 and 1890, since another town in Ohio had the same name. The township became a Village on April 4, 1927. The City Hall of North Royalton was built in 1937 and in January, 1961, North Royalton was reincorporated as a city.





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Real Estate



North Royalton is a considered a desirable Cleveland area suburb.  The current real estate market data for the city can be viewed below, which is great information if your looking to buyer or sell a home in North Royalton.  Also provided is full access to all current listings for sale in North Royalton.























Helpful Area Links



City Government Website

Demographics

School Ratings

School Board

Area Attractions

Weather Forecast

Utility Providers/City Services

Nearby Shopping, Restaurants, Hospitals, Parks, and more