You Are On Target

Do you ever have days that you are IN THE ZONE?

These are the days that everything is clicking. You are feeling confident, your hair is looking amazing, your outfit is on point and every conversation is flowing with tangible intelligence on your behalf.

You are ON TARGET This is how you want to feel when you go for a job interview

I love these days because I feel acutely aware of how blessed I am. Everything is vibrant and full of life. There is a new swing in my step and I feel so much love for those around me.

There’s so much contrast in life. Ups and downs. Back and forth. So the good days are especially sweet, and literal life preservers in the seas of bad days.

With gratitude!

Why Is My Home Not Selling?

Here are the three reasons your home is not sold yet.

1. Price: buyers know the market. They have access to tons of data online and while the market is still crazy buyers are not in the mood to grossly overpay for your home.

2. Condition: too small, too dated, too smelly, major repairs, dysfunctional floor plan, you get the picture.

3. Location: too close to the road, in town, out of town, on a mountain, in a valley, again, you get the picture.

Two of these things you can change, one you cannot. So if your home is not selling you will need to have a closer look at and and see what adjustments need to be made.

The But Factor

The but factor. Not the butt factor, the but factor.

This is the thing buyers say when they decide not to buy your house.

- I love it BUT, the master bedroom is too small.

- I would make an offer BUT my payment will be too high.

- I think it could work for me BUT it needs too much work.

Okay so what’s a seller to do? Time to bring in the WOW factor.

1. Master bedroom is too small? With correct staging and appropriate furniture even a small bedroom can be workable. P.S. Home styling and staging is included with my listing package

2. Payment is too high? Sellers can help buyers buy down their interest rate to make the home more affordable.

3. House needs too much work? Correct pricing for condition is critical.

Factors To Consider In Selling Your Home

How to pick the right offer when selling your home.

This might come as a shock, but the highest price is not always the right offer to accept when selling your home. There are other major factors to consider.

How is the buyer paying for your home?

Cash or loan?

When do they want to close?

Are they flexible if you need to stay in your home for a month after closing?

Do they have any major contingencies, such as having to sell another home before buying yours?

When evaluating offers, I present my sellers with a spreadsheet of the nuts and bolts of the offer and then we talk about the pros and cons of each offer.

Here’s a quick test, which offer would you pick

Offer A: $20,000 over asking, buyers have a small downpayment and need possession the day of closing. Property will need to appraise for the over asking purchase price.

Offer B: $5000 under asking price but buyer is cash, can close in 15 days and will rent back to you for 30 days after closing.

The goal isn’t always to accept the highest offer, but to maximize your chances of getting to the day of closing.

Earnest Money

Show me the money!

Let’s talk about earnest money. When a buyer makes an offer on a property, earnest money is tendered shortly there after.

If everything goes as planned, the earnest money is applied towards the purchase price at closing.

However, sometimes the wheels fall off the bus! Sometimes a buyer might decide to cancel their contract, typically this is because of inspection items.

If this happens, and the buyer cancels before their specified deadlines, their earnest money is 100% refundable.

So, when might the earnest money be non-refundable? Only if a buyer passes their loan approval deadline and cannot or will not close.

This is very rare and in 700+ transactions have only had a handful of buyers end up losing their earnest money.

Questions? Please leave them in the comments or DM me

Home Improvements for BIG Returns

3 small home improvements that yield BIG returns for sellers.

1. Paint the interior of your home a popular but neutral color. Repose Grey by Sherwin Williams or Oyster Pearl by Valspar are great options. Now I can hear you arguing with me - “its just paint, the buyer can choose their own colors and paint it themselves”. Here’s the issue, when the buyer sees the navy blue walls in your kids room they add it to their “to-do list” which means less money for you.

2. Some elements of home staging. A new rug, beautifully framed artwork (this doesn’t have to break the bank), a few strategically placed artificial (or real plants). A couple hundred will make a huge difference if the right pieces are purchased. The thrift store and a can of spray paint can go a long way too. For inspiration check out Pinterest.

3. Deep clean and declutter. This is probably the most important aspect. You only get one chance to make a first impression. Have a trusted friend over to help you “see” your everyday clutter.

On Cloud 9

You bought your first home

You were feeling like you were on Cloud 9.

You had so many great ideas on your Pinterest board to make this place your own.

But now several years have gone by and nothing has changed. Your space is feeling cramped and tight and you are dreaming of a new home.

But how could you swing it?

Everyone knows this market is nuts. You would have your current home sold in a heartbeat but wouldn’t be able to find a suitable replacement.

Prices have gone up so much, it wouldn’t make sense to buy a new home now.

Does this sound like you?

If so, we need to talk. I’ve got proven strategies to help you with this kind of move. Please reach out for a free copy of my Pathway to Peace guide or with any questions.

When Buying A Home, Check These 5 Things

5 things to always check out when buying a home

1. The roof. Two things here. What’s the condition of the roof and how many layers of shingles. If there are already two layers of shingles you will have to tear off all layers and re-roof. If there is just one layer you can probably re-roof over it.

2. The septic system or sewer line. It is possible to have a septic issue and not know it, especially if you are buying a home that has been used as a second home.3.

3. Latent moisture. Looks like an old leak, and it might be. But there still could be mold behind the wall.

4. Water quality and quantity. Will you have enough water and is your water drinkable? Not as much of an issue when you have city water but if you are on a well its important to understand quality and quantity.

5. Radon levels. Radon is an invisible gas that the EPA reports can cause cancer. Its has been around since the beginning of time. Some homes have very high radon levels and while it might not be a concern to you, you will have to address it when you go to sell your home.Thing

If you have questions, hit me up!

Mortgage Insurance

Show me the money!

Let’s talk about earnest money. When a buyer makes an offer on a property, earnest money is tendered shortly there after.

If everything goes as planned, the earnest money is applied towards the purchase price at closing.

However, sometimes the wheels fall off the bus! Sometimes a buyer might decide to cancel their contract, typically this is because of inspection items.

If this happens, and the buyer cancels before their specified deadlines, their earnest money is 100% refundable.

So, when might the earnest money be non-refundableOnly if a buyer passes their loan approval deadline and cannot or will not close.

This is very rare and in 700+ transactions have only had a handful of buyers end up losing their earnest money.

Questions Please leave them in the comments or DM me.

Lost A Potential Listing

I lost a potential listing the other day. They decided to go with someone else which is totally okay. You can’t win them all, right?!

In this market it’s incredibly hard to price property. Homes are regularly going for over asking and often with multiple offers.

Sometimes I feel like an agent turned fortune teller, trying to predict the future for my clients.

I am a data freak. In other words, I rely on the data to guide me. So when you ask me to list your home, I am coming prepared with the facts.

What are homes selling for?

How long are they on the market?

What’s the price per square foot?

What’s the available inventory?

How much more can I add to the list price knowing the current market conditions?

At the end of the day, I told these sellers a list price they didn’t like.

I want all my clients, both buyers and sellers, to feel heard, not pressured and above all respected. But part of my job is delivering professional advice.

I can promise you I won’t blow smoke.

I will tell you the straight facts.

I value transparency and being honest.

I will give you my honest opinion on price but ultimately the the list price is up to you and I will likely support it even if its over what I think is appropriate.

And I will advocate for you every step of the way. With gratitude

Agent Reputation

Agent reputation. Does it matter/

I think it does and let me tell you why.

If your agent is unprofessional it could hurt YOU in the long run.

Does your agent have a reputation of honest and transparent dealings?

Are their buyers prequalified and ready to buy?

Are their sellers serious and straightforward?

Has your agent set proper expectations with YOU, their client, so everyone is set up to succeed?

Is your agent easy to work with?

Does your agent return phone calls, text messages, and emails?

All of this can effect YOU when the rubber meets the road because in multiple offer situations, who you work with might make or break the deal.

So how do you know if you are working with a professional? Read reviews online (Zillow is a great resource), ask your friends and neighbors but most of all, interview your agent!

What did you sayYes, interview your agent!

Any time someone allows us to help them with buying and selling we have in some way or another “got the job”.

Its okay to talk to multiple agents and then decide who you feel most comfortable working with. True professionals welcome the chance to shine and earn your trust and business.

I Will Be Homeless

“But if I sell my home now I will be homeless!”

I’m hearing this sentiment a lot these days. Everyone knows the market is unpredictable and many sellers are putting off selling because they worry about finding a replacement property.

But what if I told you I’ve got a couple tricks up my sleeve to ease the transition and stress involved with selling and buying in this uncertain market?

1. Seller Contingency - Once your home goes under contract you have a specific time period to find another home. If you can’t find another house to buy you can get out of your contract.

2. Rent Back - After closing you can rent the home back from the buyers. This is typically calculated to cover their new monthly mortgage payment and can last up to 60 days.

3. Extra Long Closing - Contracts are taking longer than normal anyway because we are experiencing an appraisal backlog but it’s not uncommon for parties to agree to a 90 day extended closing.

All three of these strategies give some much need and valuable time to find your next home so you don’t end up homeless.

Have questions? Leave them in the comments.

5 Costliest Mistakes

The 5 costliest mistakes to avoid when selling your home (watch out for #3).

1. Not approving showings. Lets face it - selling your home can be an inconvenience and inconvenient showings come with the territory.

2. Skipping the cleaning and decluttering. You are used to all your “stuff” but to a buyer a dirty and cluttered home is a major distraction. Clean and cleared surfaces are attractive and give buyers confidence about the quality and value of your home.

3. Overpricing the market. You hired your agent for their professional guidance. If they tell you your home is worth $400,000 don’t insist on listing if for $500,000. That unicorn buyer (the one that will overpay for your home) is not out there.

4. Skipping major repairs and offering a “credit” instead. Carpet credits or painting credits don’t really work. As a rule of thumb if a repair or replacement costs you $1000 the buyer will want $1500 as a credit. Put your best foot forward and you will be rewarded with top dollar for your home.

5. Not listening to the market. If your feedback is consistently the same: price is too high, buyers don’t like the shag carpet or cigarette smell is a turn off. Listen! These are your customers and not adjusting to their feedback is a mistake.

Avoid These Mistakes

The 5 costliest mistakes to avoid when selling your home (watch out for #3).

• Not approving showings. Lets face it - selling your home can be an inconvenience and inconvenient showings come with the territory.

• Skipping the cleaning and decluttering. You are used to all your “stuff” but to a buyer a dirty and cluttered home is a major distraction. Clean and cleared surfaces are attractive and give buyers confidence about the quality and value of your home.

• Overpricing the market. You hired your agent for their professional guidance. If they tell you your home is worth $400,000 don’t insist on listing if for $500,000. That unicorn buyer (the one that will overpay for your home) is not out there.

• Skipping major repairs and offering a “credit” instead. Carpet credits or painting credits don’t really work. As a rule of thumb if a repair or replacement costs you $1000 the buyer will want $1500 as a credit. Put your best foot forward and you will be rewarded with top dollar for your home.

• Not listening to the market. If your feedback is consistently the same: price is too high, buyers don’t like the shag carpet or cigarette smell is a turn off. Listen! These are your customers and not adjusting to their feedback is a mistake.

Being a "Local"

Being a “local” has become a somewhat territorial statement.

“I’m a local so I know better, have priority or get to complain about all the non-locals”.

This is kinda BS in my opinion, after all we are all “locals” of planet earth At least I think so

But there is a situation where being a local is super important.

Your real estate agent.

I often have clients ask me to help them buy or sell in other areas such as Denver or Grand Junction. And while my real estate license is good for the entire state of Colorado, I don’t feel I am providing the best service possible by helping buyers and sellers in areas I don’t know.

If you are not a local you might not know about the large employer that’s about to relocate, or the proposed airport expansion or areas notorious for bad water or shifting soils.

It is so flattering that my clients want to “take me with them” to their new area. And while I cannot be their boots on the ground agent, I’m more than happy to interview agents in other areas and find a great fit - a local who knows their community and can look out for your best interests.

My network of excellent agents is literally worldwide. So if you need any agent in another area, please let me know. It would be my pleasure to assist you.

Serenity Now

Let’s face it, buying a home can be stressful. There’s a lot going on in a short amount of time and big decisions are being made.

But here’s one decision that should be easy - getting a professional home inspection.

Buyers ask me all the time if they should get an inspection and I always answer with a resounding YES.

However, I know that some buyers are capable of doing their own inspections and some want to save a little money and not hire the professional.

I can understand both of these sentiments.

However, if you think of a home inspection like to do insurance, you will see the value. If you could insure a $300,000 house for $600 would you do it? Of course!

A home inspection is your “try before you buy” insurance.

Bring some peace to your home buying experience and go with the professional home inspection.

Fill In The Blank

I wanna buy a house, but.....

Don’t Get Caught!

Did you know that some home owners insurance policies only cover damages to your home within 30 days of you moving out?

I found this out the hard way.

We had moved out of our house and I was checking on it every other day, BUT on the one day I wasn’t there the dishwasher decided to go kaput!

What ensued was the basement filling up with water and doing tons of damage.

I called my insurance company to make a claim and received the bad news; all repairs would be out of pocket!

Sucker punch to the gut!

So what can you do

If you move out of your primary residence make sure you check with your insurance company to find out what will be covered.

In most cases you can get “vacant home” insurance which is more money than a standard policy but much, much cheaper than dealing with a flooded basement.

Please, please, please learn from my mistake and don’t make the same one yourself.

BTW - second homes have different insurance policies that typically fall under different guidelines.

Please reach out if you have questions.

Best Offer

First offer is your best offer.

This is a phrase we hear in real estate and what I have found over 20 years is that often times it’s correct.

When I help sellers price their homes I use other homes that have sold to narrow in on pricing.

Buyers are very savvy and with the help of technology they can do their own research to see what other homes like yours have sold for.

If you get an offer on your home right away that means you priced it right.

In this market, if your home has had very few showings and/or no offers you are likely priced too high.

It’s better to get ahead of the market than chase it down with price reductions.

Do You Want To Buy A House?

So…. How long does it actually take to buy a house?

A week?

A month?

Six months?

And what does the process look like anyway?

Well hopefully this video will answer some of that for you.

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