Deb Espinoza's Real Estate BLOG

Ten things to remove before listing...

Mon, 06 Feb 2012 17:30:55 -0500

Agent Lindsey Hasford gives some great tips to sellers when getting their home ready to show. First impressions, safety and security are all covered here!

Via Lindsey Hasford (Coldwell Banker Vision):

Everyone has heard rumors of de-cluttering when it's time to sell your home. But, what does that really mean? Before going hog wild and moving out... here's a few of the most important things to consider removing before you list your home for sale.

10. Personal photos. I don't always recommend removing photos of the 'family' but if you have hallways filled with photos or photos on every end table it is probably necessary. Buyers really DO get distracted by them. They will take them all in as they walk down the hall. Not only do they take away from the home, but it's really disturbing when a buyer is excited to 'know' the sellers. And, the buyers do look at them.

9. Bills and personal papers. I understand that you cannot remove these document from the home all together, but please take the time to organize them, box them up and put them out of sight. If you have bills laying out on the counter or kitchen table it's like an invitation for the buyers to 'peek' at them. Believe me - I discourage it - but it still happens. And as a seller you just don't want to leave the temptation behind.

8. Money. I would love to say that every buyer (and Realtor) going through every home is honest, but I really don't want to test those waters. If you have cash, cash boxes or coin jars sitting out in the open... put them away. It's just better for everyone if it's out of sight. As Realtors we do what we can to protect your home, but your help makes a difference!

7. Valuables. Jewelry, watches, valuable antiques.... anything that might be worth a bit of money that you wouldn't want to lose. Out of sight, out of mind. If buyers don't know they are there they won't think about it. I can't tell you how many homes I've been in where the jewelry is left on the dresser.... somehow it's uncomfortable. At least put it away.

6. Guns and ammo. I don't care if they are in a case or out laying around or under a bed. It's better if you just plain old remove them from the home prior to listing. For some reason they make buyers (in my experience) feel really insecure.

5. Shoes! If you have a pile of shoes at the door... ask yourself why. A pile of shoes gives a buyer two impressions. The first? That there isn't enough storage in your home. 2. That there are too many people living in the home. So, in order to avoid wondering on the part of the buyer... just put them away.

4. Medicine. Take it out. Don't store it on the counter. Don't store it in the cabinet. Don't store it in the bathroom. Remove it. There have been many complaints over the years of potential buyers 'stealing' the medicine out of the cabinets. I have never had it happen on my time clock, but to avoid any trouble it's best to simply remove it.

3. All things on your kitchen counter. Everything? Really? Yup. The cleaner you can leave the counter, the more buyers dream of being in there. Have you ever been in a cluttered kitchen? Does it feel inviting? How about a cleaned up kitchen? Does it make you wanna spend time there? Also, if you store things on the counter it gives the appearance that you do not have enough storage space.

2. No more junk drawers. Seriously. Clean 'em out. There is nothing more tacky than a potential buyer opening the cupboards and drawers and having things sticking out everywhere. Box up all the notes, pens, tacks, and odds and ends and put them away. Chances are you don't dig in the drawer often anyways.

1. Nothing but magnets.... and maybe not even that. Take a photo of your fridge, take everything off, wash the front (and side), and take another photo. It is really refreshing to walk into a home that has a clean fridge. The kids pictures are beautiful (believe me... my fridge is covered in them) but buyer's can't imagine their own children's drawing on there if it is covered with yours. And, the magnets... If they aren't decorative (and even then) they are generally more of a distraction to the room than a help. Consider it.

There are many more ways to declutter a home for sale... but these are some important things to consider. For more information on selling your home in Minnesota... give me a call.

_________________________________________________________________________________________

                 In the meantime... if you are looking to move into the area... I'll wait for you to call!

Selling Real Estate in Minnesota!

If you are looking for professional real estate services I am only a ring away! I am looking forward to working with you. And, please feel free to share my name with anyone that you know who needs assistance buying or selling a home ~ I love referrals!

                                                   Lindsey Hasford, REALTOR
                                                        Coldwell Banker Vision
                                             231 Main Street - Elk River - MN 55330
                                          763-241-5488 (office) 763-218-1347 (cell)
                                         lindseyhasford@coldwellbankervision.com
                                                  http://www.hasfordhomes.com

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

The Anatomy of a Serious Home Buyer

Sun, 29 Jan 2012 21:17:04 -0500

Fellow REALTOR Charita gives a great definition of what we busy REALTORS look for when committing our time and energy into a buyer. Whether you are in Birmingham or San Diego, the rules apply. As an Accredited Buyer Representative I am my buyer's best advocate and my time and experience go to work for the ones who commit to being my client.

Via Charita Cadenhead, Your Birmingham, AL Realtor® & Property Manager of Choice (Bham WIiRE Realty LLC ):

The Anatomy of a Serious Home Buyer

As a real estate agent, I help people who are actually ready to buy a home or those who are simply giving some thought to the idea. It's what real estate agents do. We realize that owning a home is something that many people dream of. Some prospective home buyers simply have the desire to be homeowners while others actually have the ability to make that dream of home ownership a reality. But desire and ability does not a serious home buyer make.

An experienced Birmingham real estate agent can usually identify a serious home buyer within minutes of being contacted by someone expressing an interest in buying a home. The following describes many of the home buyers that I have worked with that began there home search with me upon contacting me or shortly thereafter.

They identify themselves - that almost seems like a no-brainer, but when I say they identify themselves, I mean they give me their first and last names and not treat that information like it's a guarded secret

A serious buyer does not avoid questions as to whether they have spoken with a loan officer or been pre-approved for a mortgage loan

They are willing to speak with a mortgage loan officer (even if only for gathering information )

After a modicum of rapport has been established, they are willing to share contact information (phone number, email, text). Anyone that uses cell phones knows that calls get dropped all of the time. A serious home buyer doesn't mind sharing their contact information just in case we get disconnected or so that I can get back with them with more information after I've done a little homework

Once the home search begins, a serious home buyer will

Make themselves available where possible to view homes

Answer or return calls in a time manner (days later does not constitute timely)

Provide necessary information in a timely manner and understands that timing is everything once the search and negotiations have begun

Make sure that they have the necessary funds and other resources in place so that they will be available when needed

Usually realize very quickly what their money will and will not buy

Take an active roll in the process (i.e. drive by areas that they are not familiar with to determine if the area is suitable of them, continue to conduct their search independently, ask questions)

Not create debt once the process begins to find their new Birmingham Alabama home

Keep the lines of communication open and not be evasive when asked questions

Be willing to be guided by the knowledge and experience of their Birmingham Alabama real estate agent and not by the buyers lack of experience and knowledge of the complexities of the real estate transaction

Make no mistake there are exceptions to these traits, but more often than not, serious home buyers will possess these qualities. The bottom line is this, it's one thing to contact a real estate agent just to ask questions and get some answers.....we welcome that. But it's another to contact an agent and expect them to commit to the home search of someone who is neither committed or a serious buyer.

When you make that call to a real estate agent of your choice, please make it clear whether you're just seeking information or if you're actually ready to buy. And if you are not ready now, we'll be helping in giving you some information to prepare you for when you are ready. But remember,most of all, after a few minutes we'll already know which category you fall under.

Origin of BDAMB from Bham (The Back Door Ambassador Series)

BDAMB Gains Access Through Front Door

Charita Cadenhead, Your Metropolitan Birmingham, Alabama Real Estate Broker of Choice

Got a question about Metropolitan Birmingham real estate? Just ask Charita. Need a good Realtor(R) to help you find a new home or sell the one you already own? Just shoot me an email. In need of a rental property? Subscribe to be notified whenever we list a new rental or home for sale.

www.inandaroundbirmingham.com
bhamwiire@gmail.com
(205) 527-1112 - cell
(205) 321-1200 - Office
(800) 496-7431 - Fax

One thing about being in real estate: I can't hide even if I tried. Bham WIiRE Realty: We're Everywhere You Want to Be!

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Types of Listings

Thu, 22 Dec 2011 10:13:11 -0500

Types of Listings

There are several different types of listing contracts, but very few of them are used. The "Exclusive Right to Sell" is the most common, but there is the "open listing," the "exclusive agency listing," and the "one-time show."

Open Listing

The "open listing" is mostly used by people trying to sell their home by owner who are also willing to work with real estate agents. Basically, it gives a real estate agent the right to bring buyers around to view your home. If their client buys your home, the agent earns a commission. There is nothing exclusive about an open listing and a home seller can give out such listings to every agent who comes around.

For that reason, no agent who accepts an open listing is going to market your home or put it in the Multiple Listing Service. If your home fits the criteria for one of their clients, and it is convenient, they may be willing to show it to their client.

That is all an "open listing" is good for.

One-Time Show

A "one-time show" is similar to an open listing in many respects, as it is most often used by real estate agents who are showing a FSBO

(for sale by owner) to one of their clients. The home seller signs the agreement, which identifies the potential buyer and guarantees the agent a commission should that buyer purchase the home. This prevents the buyer and seller from negotiating directly later and trying to avoid paying the agent’s commiss

ion.

As with an open listing, agents will not be spending money on marketing your home and it will not be placed in the Multiple Listing System.

For more information on the best way to list your home contact Deb Espinoza at Stage Presence Homes at 619.913.7783.

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Selling Your Home

Tue, 13 Dec 2011 16:07:11 -0500

Prepping Your Home for Resale? Get Ready to Take the Stage

It may seem counterintuitive to put decorator touches on a home you've decided to sell, but "staging" your home-fixing it up and decorating it so it will appeal to the broadest range of potential buyers-pays real dividends. According to the Concord, California-based International Association of Home Staging Professionals (IAHSP), even in the 2007 market slowdown the average professionally staged home sold within 32 days, compared to 160 days for comparable non-staged homes. In fact, 93 percent sold within one month. And the best part? On average, they sold for an increase of 3 to 10 percent.

Hiring a professional stager can cost from a few hundred to thousands of dollars depending on the amount of work in question, but will save you a lot of legwork and elbow grease. I am a member of the International Association of Home Staging Professionals and a Real Estate Professional. Stage Presence Homes is a full service Agency doing all we can for our clients.

Here on some tips on things you can even do yourself:

INDOORS

 Staging allows potential buyers to visualize their lifestyle within your home. Your goal is to showcase your home at its cleanest, roomiest and brightest-while avoiding adding too much of your own personality. Here are some proven winners:
• Paint 

Freshen walls by painting them in a neutral hue.
• Upgrade lighting 

Replace out-of-date fixtures and use 100-watt bulbs to brighten the home for showings.
• Renovate the kitchen and/or baths 

Replace stained countertops, old faucets, unfashionable lighting and damaged floors with neutral choices. Cabinetry in an outdated finish can be inexpensively re-faced. In the kitchen, even entry-level stainless-steel appliances will give your kitchen a high-end look.
• Cut clutter 

Don't overstuff your rooms. Pack away your knickknacks and limit furniture to the basics, storing side tables, loveseats, small bookcases and oversized toys out of sight.
• Upgrade flooring

 Use a steam cleaner on carpets, or, if you have hardwood underneath, consider ripping broadloom out altogether. Refinish hardwood if needed, as it's a strong selling point.

OUTDOORS

 Knowing that many potential buyers do "drive-bys" before committing to an open house or showing, exterior staging should maximize your home's curb appeal and make visitors want to come inside. 
• Repaint 

If your porch, front door or siding needs painting, take care of it ASAP.
• Re-roof 

While it can be a big-ticket item, if you're due for re-roofing, it's better for you to have it done now than expect potential buyers to take on the hassle-many will simply pass on your house instead.
• Cut clutter 

Get rid of any outdoor knickknacks like leftover holiday decorations, novelty yard ornaments or signs. The only outdoor accessory your front yard needs is tidy landscaping and landscape lighting.
• Clean the driveway and sidewalk

 Use a pressure washer to clean your sidewalk and driveway.
• Freshen the porch

 Replace an out-of-date mailbox, street number and porch light. Flank the front steps or front door with a pair of large urns with seasonal plants, for a pretty look.

For more information on getting your home ready to sell visit my website at StagePresenceHomes.com or contact me at DebSDRealEstatePro@gmail.com

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

5 Most Important Things to do Before You Put Your Home on the Market

Tue, 13 Dec 2011 13:12:16 -0500

For Sellers who want to get a good offer quickly on their home there are 5 things that will stand out to buyers that you will want to address BEFORE you list your home:

Garage door- Unfortunately builders have not figured out that this isn't the most attractive part of a home and they continue to put the garage in the center stage spot of a home. For this reason the garage door can make or break your curb appeal. If its an old wood one, or a twisted smashed in metal one, replace it. If it's just dirty then you may want to replace the top panel with the window panels and put a coat of paint on it. There are some new "faux' painters out there that can make your garage door look amazing for a few hundred bucks. Also clean the grease stains of the driveway and if there is severe cracking you may want to resurface or replace the driveway as well.
Windows- Most buyers want a well insulated home and this includes new vinyl windows. For less than $300 each you can put retrofit vinyl windows in, they also look much better from the exterior than the old aluminum frame windows.
Flooring- Carpets should be clean and stretched properly, without any lumping. Tiles and grout can be professionally cleaned by your local carpet guy with a special machine that makes the floor look brand new. After it's cleaned put a coat of sealer on to keep the grout in top condition. Buyers DO NOT want a flooring allowance, and your idea of an allowance won't be theirs. Put the new carpet in before you list your home. It will also be a benefit to replace baseboards with a new, wider style. The little details can make a difference.
Exterior paint- The exterior of your home should be clean and fresh. If painting or a new stucco 'fog coat' isn't affordable then get a good power wash and at least freshen up the trim with a fresh coat of paint. A new coat of paint on your front door along with new door handles and locks and porch light shows as a welcome site when prospective buyers walk up.
Bathrooms and kitchen- These are very important rooms to buyers. If you can't afford a full rehab to bring them up to date then give them a good, professional cleaning and replace fixtures. You may also want to replace lighting if your bathrooms have the 'hollywood' style strip of round ball lights above or around your mirrors or if your fixtures are the old gold brassy look.

If you are looking to list your San Diego home, call Deb at Stage Presence Homes to come out and give you some ideas on how to make your house stand out and sell quickly for the highest price. You only get one chance to make a first impression! Stage Presence Homes Real Estate

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

California Foreclosure Laws

Thu, 01 Dec 2011 09:52:51 -0500

Foreclosures in California are primarily administered out of court, although court foreclosures are allowed. Out-of-court foreclosures take about four months.

Pre-foreclosure Period

Court foreclosures only occur if a lender desires a deficiency judgment. This process gives a borrower up to one year to redeem the property after the foreclosure sale.

In almost all cases, foreclosures are handled out of court. The process begins when a lender file a notice of default with the county recorder identifying the default amount and the date the borrower must pay off the default. The notice is mailed to the borrower and other affected parties.

Up to five business days before the trustee sale, the borrower may pay off the default plus any applicable costs of foreclosure and stop the foreclosure process. Three months after the notice of default is filed, the lender can schedule a trustee's sale of the property.

Notice Of Sale/Auction

At least 20 days before the trustee's sale, the notice of sale must be posted on the property and in one local public location. The notice is also published once a week for three weeks in a local newspaper, starting at least 20 days before the sale date. The notice is mailed to the borrower at least 20 days before the sale and to anyone who requests the notice. The notice must contain the date, time, and location of the sale, the property address, and the trustee's contact information. In addition, the notice of sale must be recorded with the county recorder at least 14 days before the sale.

The trustee's sale is a public auction and the property is sold to the winning bidder. The trustee may require bidders to pay the full bid amount in cash or cashier's check. Anyone may bid at the sale, including the lender and any junior lien holders. A trustee's sale may be postponed by announcement at the sale. If a sale is postponed more than three times, a new notice of sale must be issued.

After the sale is complete, the trustee transfers ownership to the winning bidder. The borrower does not have the right to redeem the property after the sale.

Contact me at Stage Presence Homes for a list of homes in forclosure in your area.

Click here to see statistics on California forclosures.

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

How to Choose a Great Listing Agent

Sat, 26 Nov 2011 21:42:19 -0500

9 questions to find the best professional to sell your property.

The world is full of people who sell real estate. Some of them are smart, efficient, focused, versatile and willing to go the extra mile. And some of them aren't.

Finding an agent who will sell your home using a range of marketing tools to get you the best deal possible in a reasonable amount of time, all while charging a fair rate, takes some effort. Interview at least three candidates before you sign a contract.

Here, thanks to Alison Rogers, author of Diary of a Real Estate Rookie, and a practitioner in New York City, are 10 questions you really want to ask so you can identify the best real estate agent to sell your property.

How to determine what my home is worth? Ask potential agents how much they think they can sell your home for. If two agents say $600,000 and the third says $700,000, think hard. It's likely the high bid is an exaggeration to attract your business. In the trade it's known as buying a listing. In the end, you'll be the one who pays because the high price will scare away potential buyers before you inevitably drop the price. Stage Presence Homes uses some very special, exclusive ways to help a seller choose the correct listing price and prepare their house for sale including the Seller Tour (ask for details*).

How will you market it? Running a few classified ads in the local paper, listing it on the Internet and holding an open house shouldn't be the only answers. The agent has numberable ways to market and should be able to talk about how she will reach out to your buyers.

How has your business changed in the last five years? If she doesn't talk about website tours and smart phones, chances are this is not a highly wired agent. Using new technology in conjunction with timeless sales techniques is a must. Your listing agent needs to use email.

Tell me how your last two deals surprised you? Every agent has a success story, but this question will give you a much better feel for what this practitioner is like as a salesperson. Current, specific information is more relavent than a "big fish" story.

What's your specialty? If you're selling a starter home in a community full of young families, hiring an agent who specializes in seniors is probably a bad idea. It doesn't mean that if he only sells condos that he can't sell a house, but he may not be geared up to do the best job.

How many people are you selling homes for right now and what are you doing for them? It may not be a bad thing that a high-powered agent is juggling 15 homes, but don't expert her to give you personal service, although her assistant should be attentive. On the other hand, be wary of an agent with no other customers because she may lack experience and contacts.

What do you expect of me? A good salesperson will have expectations. He may want you to leave and take the dog when the house is shown, paint the garage, move some furniture around and scrub the tile in the bathroom. It shows that he can think like a buyer and that's a good thing.

What advice would you have for me if I get an offer from a buyer who wants to use an FHA loan? It wasn't very long ago when the right answer might be run the other way, but these days government-guaranteed financing from the Federal Housing Administration, the Department of Veterans Affairs and state and locally managed loan assistance programs can be key to selling a property. Real estate agents shouldn't be pushing buyers toward their favorite lenders, but they should be able to help them and you wade through complex financing issues.

Can I talk to one of your previous clients? You never know.

Adapted from Jennie Phipps, FrontDoor.com | Published: 11/10/2008

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

HAFA training and Certification for agents? Is this a Scam?

Wed, 28 Apr 2010 12:00:15 -0400

Okay- so now we Realtors have SFR Certification (Short Sale and Foreclosure Resource), massive amounts of "Gurus" toting their specialty programs to be 'certified' in distress property sales, and now CAR is promoting a HAFA training and Certification from some company called "Asset Plan USA" for $299 !!! What the heck?

So I decided to do some research to see just how difficult this HAFA program could be to learn and implement. The HOPE for homeowners web site had this information:

Home Affordable Foreclosure Alternatives Program (HAFA)
57. What other alternatives to foreclosure exist within the Making Home Affordable Program?
The Making Home Affordable Program will include additional foreclosure avoidance options through the Home Affordable Foreclosure Alternatives (HAFA) Program. While the HAFA Program becomes effective April 2010, servicers may participate immediately, or as soon as is practical. The primary options available through HAFA include Short Sale and Deed-in-Lieu of Foreclosure.

58. How does the HAFA Short Sale work?
In a Short Sale, the homeowner sells the property for less than the full amount due on the mortgage. When a homeowner qualifies for the HAFA Short Sale, the servicer approves the Short Sale terms prior to listing the home and then accepts the payoff in full satisfaction of the mortgage.

59. How does the HAFA Deed-in-Lieu of Foreclosure work?
With the Deed-in-Lieu of Foreclosure, the homeowner voluntarily transfers ownership of the property to the servicer in full satisfaction of the total amount due. The servicer may require that the homeowner list and market the property before they agree to a deed-in-lieu arrangement. In order for the Deed-in-Lieu of Foreclosure to work, the homeowner must provide a marketable title, free and clear of other mortgages, liens, or other encumbrances.

60. How can I be considered for HAFA?
A participating servicer must consider a homeowner for HAFA if the borrower requests a short sale or deed-in-lieu under HAFA, and a servicer will also consider a homeowner for HAFA within 30 days of the date the homeowner:

does not qualify for HAMP; or
does not successfully complete a HAMP trial period; or
misses at least two consecutive payments on a HAMP modification.

However, before evaluating a homeowner for HAFA, a participating servicer must first consider that homeowner for other loan modification or retention programs that they offer. In addition, pursuant to the servicer's policies, every eligible homeowner must be considered for HAFA by a participating servicer before the homeowner’s loan is referred to foreclosure and before the servicer may allow a pending foreclosure sale to continue.

Beware of Foreclosure Rescue Scams - Help Is Free!

61. What are some of the warning signs of scams or fraud?

There should never be a fee for assistance with or information about the Making Home Affordable Program.
Beware of any person or organization that asks you to pay an upfront fee in exchange for a counseling service or modification of a delinquent loan. Do not pay – walk away!
Beware of anyone who says they can "save" your home if you sign or transfer over the deed to your house. Do not sign over the deed to your property to any organization or individual unless you are working directly with your mortgage company to forgive your debt.
Never make your mortgage payments to anyone other than your mortgage company without their approval.
The Obama Administration has launched a coordinated effort across federal and state government and the private sector to target mortgage loan modification fraud and foreclosure rescue scams that threaten to hurt American homeowners and prevent them from getting the help they need during these challenging times.

62. What should I do if I’ve been scammed?

First, get the help you need to avoid foreclosure. Contact your servicer immediately.
Contact a HUD-approved housing counselor through the Homeowner’s HOPE^TM Hotline at 888-995-HOPE (4673).
To learn about foreclosure rescue scams, go to www.MakingHomeAffordable.gov/beware. To file a complaint or to get free information on fraud and other consumer issues, contact the Federal Trade Commission at www.ftc.gov/consumerprotection or 877-FTC-HELP (4357).

So, there's no fee for the homeowner to get HAFA info, but the agent should pay for it?? I don't understand. Who is controlling the situation in these HAFA short sales? Govt. employees on a hot line or experienced, knowledgable Realtors??

In deciphering this information above I have come to the conclusion that in most cases this HAFA short sale program won't be used on most SoCal homes. Most properties here have 2nd mortgages and most seconds either want more than the $3K token payoff; and plan to go after deficiency when the unsuspecting borrower gets back on their feet, or they will sell to a bull dog collection agency for a few dollars more so they can go after the borrower at a later date. So I am thinking in 3-5 years we have a pretty good amount of poor unsuspecting families getting their wages garnished to pay for houses long gone and overpaid for.. As well as the fact that you cannot do a deed-in-lieu if you have 2nd or more lien holders and most home buyers have those 2nd mortgages.

I am thinking we have just another inadequate government program that the lenders will never quite figure out how to implement, and will further mess up the progress we've been making with getting some systems in place for some lenders; in a effort to make the public think that the government is actively working to find solutions for the homeowner's best interests. (NOT) AND to top it off some company I've never heard of (probably owned by an ex- Goldman Sachs exec. haha, no really, I would not in the least be surprised :-) gets $299 for each unsuspecting real estate agent that signs up for their program to become HAFA certified.. are we SUCKERS!??? I even went on the site and listened to the video by Ray something or another to describe the program... are you kidding me??? HOPE, HAMP, HAFA.. maybe we need a program called HEMP because I think someone's smoking it..

Enough about my thougts, what do you think? Have you heard about our Realtor "need" to be certified for this?? I'd love your input!

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

California Housing Affordability Improves in 3rd Quarter

Thu, 17 Nov 2011 11:47:04 -0500

California housing affordability improves in Q3
The percentage of home buyers who could afford to purchase a median-priced, existing single-family home in California rose to 52 percent in the third quarter of 2011, up from 51 percent in second-quarter 2011 and was up from 46 percent in the third quarter of 2010, according to C.A.R.’s Traditional Housing Affordability Index (HAI).

Home buyers needed to earn a minimum annual income of $61,530 to qualify for the purchase of a $292,120 statewide median-priced, existing single-family home in the third quarter of 2011. The monthly payment, including taxes and insurance, would be $1,540, assuming a 20 percent down payment and an effective composite interest rate of 4.63 percent. The effective composite interest rate in second-quarter 2011 was 4.85 percent and 4.78 percent in the third quarter of 2010.

From California Association of Realtors Newsline

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Kitchen Remodeling on a Budget: Tips & Ideas

Sat, 12 Nov 2011 20:20:35 -0500

Kitchen Remodeling on a Budget: Tips & Ideas

Invest in the most popular room of your home - the kitchen. Whether you’re selling or simply want to upgrade, here are some simple tips and ideas to get you started without breaking the bank:

Set a budget! Know what upgrades will give you the most value for your money and do your best to stick with your budget.
Plan ahead. Find patterns, colors and textures that you like from magazines, home improvement stores and the Internet. Put them in a folder for quick reference.
Tackle one project at a time to insure you don’t get overwhelmed or over-your-head.

Step-by-Step Guide on Kitchen Remodeling on a Budget:

Cabinets
One of the easiest on most cost effective ways to upgrade is to paint or stain your cabinet doors and add new hardware. This will make one of the biggest impacts since cabinets usually compose the greatest surface area of a kitchen. Take a door into your local home improvement store and ask for professional advice if you aren’t comfortable making the choice on your own.

Kitchen Counter Tops
Granite isn’t always the best investment for every home, not to mention it can be expensive. You can opt for concrete or granite overlay. Do your research to find what suits your budget, best style, and greatest return on investment.

Kitchen Floor
Bring home samples of flooring based on your style and budget before making a final decision. Keep in mind that many real estate professionals agree that a kitchen remodel splurge should be saved for the countertops and not the floors. You want to make sure you get great value from any upgrades you do.

Saving Money on Kitchen Appliances
Big box stores have great deals on appliances that are gently scratched or dented. Only buy if the appliances aren’t working correctly or completely throw off the other upgrades. If your appliances are in good working order and match in color and style, save your budget for more beneficial upgrades. You can also give your appliances a new, fresh look with paint. Look into having it done professionally or purchase appliance paint at your local home improvement store.

Kitchen Lighting
Lighting can be a simple and cost effective way to completely upgrade the kitchen. With most kitchens wired for overhead lighting, a new chandelier can make a big difference. There are options for less than $150! To make an even bigger impact, be sure to install a dimmer switch. You’ll be surprised what a difference a little “mood lighting” can make.

The options are endless for remodeling your kitchen on a budget. The hardest part is deciding which upgrades will make the biggest difference on the smallest budget. Just be sure to do your research and to set realistic goals. When its all done, step back, and enjoy your style and budget savvy results!

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

San Diego and Ramona, CA Statistics for September 2011

Thu, 03 Nov 2011 16:14:28 -0400

San Diego experienced a year to date decline in price per square foot compared to last year; average price per square foot was at $253. The median home price was also down to $310,000, a decline of 3.7%. This was based on 4,279 home sales from July 2011 through September 2011.

For our local market of Ramona, CA zip code 92065 the median sales price was $287,000. This was based on 158 sales from July 2100 to Spetember 2011. This is a decrease of 3.8% over last years prices. Average price per square foot was $150 which is an 11.2% decline year over year. Currently there are 349 resale and new homes listed in Ramona,CA 92065; of which 222 homes are either in pre-foreclosure, auction, or bank owned status. Today's real estate market and economy makes it all the more important to have your home in tip-top condition and priced correctly in order to compete with distress sale properties if you plan to put your home on the market and want it to have any chance of selling for a good price. For a free consultation to prepare your home for sale and professional insider information on your local market in Ramona or San Diego County, contact Deb Espinoza at Stage Presence Homes. 619-913-7783 or DebSDRealEstatePro@gmail.com. We also have available FREE Reports on getting your home ready for sale.

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

The Price is Right - or is it?

Wed, 19 Oct 2011 21:02:50 -0400

What’s my house worth? Market Value is a constantly moving target. The ups, and mostly downs, of the economy make setting the right asking price for your home an almost elusive art form. However, there is hope.

If there are not many comparable homes near yours that have sold in the past six month then it may make finding the right price for your home difficult. Comparable items commonly used to price a home are things like; location, square footage, amenities, and condition. That being said, you won't have much chance of getting a premium price on a cookie-cutter condo if identical units have sold for less.

There are reasons not to set your asking price too high. Here are three:

Time management. Real-estate agents — yours and the buyers' — might not want to waste time with a home that's unlikely to sell. Though a higher price means a bigger commission, agents might figure they can move two or three homes in the time it would take to sell yours.
Buyers beware. Buyers who like your house but pass on your property because of the price might find something else and close a deal before you drop your asking price to a level they'd accept.
Money matters. Even if you get your full asking price, the time it takes to get it may cause you to miss out on the house you want to buy. You might have to settle for something that's not as suitable or end up spending more than you had planned.

Here’s how to avoid the over pricing mistake:

Shop for an agent who is familiar with your community and comes with good references. Do your research - check out their sites, look for testimonials, ask about their credentials.
Drive around to look at the comparable homes used to set your asking price, and look for others if necessary. Make sure the house's curb appeal matches yours. Keep in mind that a computer that shows comparable sales isn't likely to know that your home has a new kitchen and the others don't.
Know your numbers. A good agent will have a sense of how many buyers are looking. If you’re not getting your share, it's a sign you are reaching on the asking price. If dropping your price is inevitable, it's better to do it sooner rather than later.

Debbie Espinoza, GRI, ABR, SFR, CNE
Broker, REALTOR
CA DRE.# 01368091

Please click on this link to view the Housing Trends AUGUST - 2011 Newsletter:
http://StagePresenceHomes.housingtrendsenewsletter.com?newsletter_id=276

Go To: www.ForeclosureMythBuster.com for FREE guide to Short Sales

Stage Presence Homes
760-788-6935 Office
CELL: 619-913-7783
EFax: 760-896-6905
DebSDRealEstatePro@gmail.com

www.DebEspinoza.com What's My Home Worth? Free Tips & Info.
www.StagePresenceHomes.com

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Do you REALLY want to make an offer on a 'short sale' ??

Tue, 27 Sep 2011 15:13:18 -0400

National Association of Realtors (NAR) has just confirmed that short sales are still anything but 'short', stating an average time frame for a short sale taking 16.6 weeks! This fact on top of the startling statistic that less than 3 of 5 short sale transactions are ever coming to completion makes it crystal clear why most buyers and buyer agents steer clear of short sales.

Another thing that buyers need to take into account when making an offer on a short sale is that a large percentage of sellers do not cooperate and have an attitude in which they think they've lost everything anyway and why should they care?? Many times the seller won't provide documentation that the lender wants in a 'timely manner' thus stalling the short sale process, and then there is also the possibility that the seller decides to work on a last ditch effort to get a few more free months in their house by filing bankruptcy. When the seller files a BK, the entire short sale is void and all the work and wait is for nothing.

I currently have a short sale that was approved by the lender and upon walking my buyer back through after receiving the approval letter we discovered a few disturbing things. The seller had starting removing items that he apparently felt were his to take. The entire designer custom fireplace mantle and surround were ripped from the wall, the vanities were removed from the bathrooms and the water lines capped, and the surround speakers were removed from each room and plastic wrap taped over the gapping holes in the ceilings. The pool that was so beautifully maintained a month ago now looks like a green swamp- Never mind the fact that before we viewed the property in the first place the seller had already removed the entire kitchen!

So, now what do you do? The listing agent was informed and she called the seller to tell them to stop trashing the house and removing items that are not theirs to take, but they told her that they will not return the missing items. Never mind the fact that my buyer LOVED the fireplace, that now isn't so pretty, and the pool will take time and money to clean up, the holes in the ceilings will have to be repaired and new vanities will need to be purchased and installed.

So now as a buyer representive I realize that I must include another item in with an offer on a short sale. An addendum that explains that the buyer expects the house to be in the same condition as when the offer was made and that photos have been taken and that 'built-in' items will NOT be removed by the seller because they are considered part of the property. All this because you can't expect that the listing agent informed the seller of what their duties are as a cooperating seller in a short sale.

So my advice to buyers will still be to steer away from short sales unless you have the patience of Job, and are prepared to have the deal fall apart after 4 or more months of waiting, or prepared to find a shell of the house you thought you had made an offer on. The possibility of getting a 'good deal' on a distress sale, short sale, just may not be worth it to many buyers.

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Who Does That Agent Represent?

Tue, 27 Sep 2011 19:55:01 -0400

Maria Morton says it well. A real estate agent DOES NOT represent a house.. see below for a few reasons you want an Accredited Buyer's Represenative (Like ME! :o) to represent your interests as a buyer..

Via Maria Morton, Kansas City Real Estate (Prudential Kansas City Realty):

Yes, Mr. Buyer, I CAN show you that house - I can show you any house. No, I am not the Agent for that HOUSE. Agents do not represent HOUSES; Agents represent PEOPLE. We represent our clients.

If our CLIENT engages us to represent them in Selling their home, we are the SELLER'S AGENT. We MARKET THE HOUSE but we REPRESENT OUR CLIENT.

If the SAME CLIENT engages us to represent them in the purchase of their next home, we are their BUYER'S AGENT in that transaction.

If a different CLIENT engages us to represent them in Buying a home, we are the BUYER'S AGENT.

We represent the Best Interests of OUR CLIENT throughout the transaction.

Whether Our Client is Selling or Buying, we "Promote the interests of our Client with the utmost good faith, loyalty and fidelity."

We Protect OUR CLIENT's confidences unless disclosure is required by law.

We Disclose, to OUR CLIENT, any information we may glean about the other party.

Can the SAME AGENT represent BOTH the SELLER and the BUYER? How would that work? Read the Contract. "Dual Agency ...inherent conflict of interest..." Dual Agency is not legal in Kansas; it is still practiced in Missouri - not by myself, my broker, or our company. We are known as "Designated Agent" for either the Buyer or the Seller. The contract reads "...designated agent cannot represent both SELLER and BUYER..." Even if it was not spelled out, common sense tells us that one agent cannot represent the best interests of two people vying for opposite outcomes.

Now, "with INFORMED CONSENT, a Designated Agent may act as a Transaction Broker." What does that mean? That means that if the Designated Agent represents a Buyer and a Seller and the Buyer decides to buy a house that is owned by the Agent's Seller Client, the agent can convert to Transaction Broker. A Transaction Broker cannot disclose to either party confidential information known about either party. The Transaction Broker can only conduct the transaction. So neither party is represented, right? None of my Clients like this idea and I agree with them.

There are agents who still conduct transactions as Transaction Brokers. That is their business; not mine. A few, I know, have spent many sleepless nights in what was expected to be an 'easy transaction.' Situations arise and they have knowledge that would help one or both parties but they cannot disclose to either party.

If you are preparing to buy a home, think about this: The SELLER AND THEIR AGENT may have spent weeks or months together before the home is ready to put on the market. During this time, they bond. They become fond of one another. They share the experiences of hiring contractors to work on the house. They may share meals together. They chat. They like one another. They may become friends. They may have been friends since grade school. If a BUYER enters the picture with no agent and insists upon making an Offer To Purchase that house, where is the SELLER'S AGENT's allegiance?

Also, keep in mind that if the BUYER views the home without their own BUYER'S AGENT present, the BUYER may be giving up some of their rights of representation.

Maria Morton, Realtor. Leading Edge Society 2010

. . . . . - For your convenience, the QR Code above can be scanned with your smart phone so you can capture my contact information.

. ..ALL KANSAS CITY REAL ESTATE MLS PRICES AND for June 2011 Live Laugh Play Love Learn .............................................................................. Why Can't I See That House Right This Minute?! . ..

♫ ♪ m. 816-560-3758 o. 816-410-5499 ♫ Prudential Kansas City Realty 435 Nichols Rd, Kansas City, MO 64112 .*Information obtained from Heartland MLS is deemed reliable but not guaranteed. **This is an eclectic blog combining a little business with pleasure; please consult a licensed professional before making life altering decisions. Maria Morton, Realtor©, SRES is a Kansas City Real Estate Agent licensed in MO & KS and affiliated with Prudential Kansas City Realty 816.410.5499.o Opinions expressed are not necessarily those of anyone other than Maria Morton Copyright © 2011 *Who Does That Agent Represent?*

Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com

Pre Approval Mistakes You Can't Afford to Make

Fri, 09 Sep 2011 12:25:01 -0400

Buyers Beware! Your dream of being a homeowner can be killed with just one of these fatal mistakes. Loan officer Rebekah Rodice lists common mistakes that potential homebuyers make after getting their loan approval and finding that perfect home. STOP and take a moment to educate yourself so your dream doesn't die

Via Rebekah Radice Colorado Springs FHA Loan 203k, VA Mortgage, Loan Pre-Approval (Benchmark Mortgage, Colorado Springs FHA, VA, Pre-Approval):

You have spent the last several weeks scouring the city for your dream home. You wrote an offer and ‘hooray’, it was accepted. You were pre-approved for a loan by your lender a month ago, but understand that your next step is to complete the mortgage application process.

When you initially spoke with your loan officer everything from credit to income looked good. Even though you feel nothing has changed financially, you worry that any teeny tiny discrepancy could result in loan denial.

So how can you avoid the stress of the “unknown deal killer?” Below is a list of pre approval mistakes you can't afford to make once you have spoken with a loan officer and been preapproved for a home loan.

1. No New Credit

Any new credit inquiries will necessitate an explanation as to whether or not any new credit resulted from the inquiry.

Any new trade lines could affect your ability to qualify. The new trade line and payment will now need to be counted in your debt to income ratio.

Running up credit card debt will lead to higher minimum payments and the result could be a reduction in the amount you qualify for or a denial altogether.

2. No Large Purchase

Don’t purchase a new car

Don’t purchase new furniture

Why? Extra Cash is Good, Depleting Your Savings is Bad! Underwriters look very favorably on a borrower with extra cash reserves. Depleting those reserves could affect your preapproval so discuss purchases with your lender once your offer to purchase is accepted.

3. Make Timely Payments

There is a very strong likelihood that the credit report pulled when issuing your pre approval letter will not be the final credit report pulled during your purchase transaction.

If you have a debt-to-income ratio greater than 40% then a final credit report will be ran before final loan approval. Any changes, even small ones could be the difference between approval and denial.

Any missed payments between the time of a prequalification and closing could affect your eligibility due to a reduced credit score.

4. Do Not Change Employment

Changing jobs could affect your eligibility and require an updated pre approval process

The amount of time you have been at your current job speaks to your stability

Changing of pay structure (going from salary or hourly to commission) will affect eligibility. There are many reasons behind this with one being that commissioned employees are treated similar to self-employed borrowers. We will require a 2 year history within that line of work and 2 years tax returns to prove income. Without that, we are more than likely unable to use your new income. The bottom line: Do not make any job alterations without speaking with you lender first!

There are many changes to your financial profile that could affect your loan approval. While the list above cannot possibly encompass all of them, it should act as a general guideline to the top issues we are facing today.

Your best rule of thumb is to just say NO to the temptation of making any financial changes until you have closed on your home. If you are unable to avoid a change that might impact your qualification, notify your lender and your real estate agent immediately. Our goal is to help you eliminate challenges and bypass any potential pitfalls.

Pre Approval Mistakes You Can't Afford to Make was written by Rebekah Radice.

Want to know more about me? Just Google Me!

T: 719.387.1368 | Email: rebekah@rebekahradice.com | Website: http://rebekahradice.com |CO & NMLS Licensee: LMB100010938 & 288596 | Benchmark Mortgage dba Ark-La-Tek Financial Services, LLC | 12 E. Kiowa |Colorado Springs, CO 80903

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Deb Espinoza GRI, ABR, ePro, SFR, CNE

Stage Presence Homes

StagePresenceHomes.com

DebSDRealEstatePro@gmail.com