FSBO, Real Estate Agent, or Both?

When you decide to sell your home you should consider your options. The traditional method of using a real estate agent is the safe route but can be expensive. The for-sale-by-owner or FSBO method can save you thousands of dollars but might be more work than you expect. Let’s look at the two methods in detail so that you can make an informed decision

Using a real estate agent is the easiest method because you have someone who is trained to sell your home for you. A real estate agent can guide you through each step of the selling process. Your involvement is at a minimal when a real estate agent is in charge. There are several big advantages to using a real estate agent when selling your home.

Real estate agents can market your home using the Multiple Listing Service or MLS. This service allows agents to market your home to other agents and on the internet. Only real estate brokers may list a home on the MLS service. This service is one of the best ways to market your home. When an agent is trying to find a home for a buyer they will use the MLS to look for potential homes. There are thousands of websites that use the MLS listings for content. This means that when you home is listed on the MLS it will be listed on hundreds of websites. Being able to list your home on the MLS is one of the greatest advantages of listing your home with a real estate agent.

Real estate agents will show your home for you. You won’t have to be at home for others to see it. Your agent will take care of showing your home and arranging for other agents to show your home. This is a great time saver. Imagine a hot buyer wanting to see your home in the middle of the day while you are at work. Do you want to have to leave work every time someone wants to see your home?

One of the biggest advantages of using a real estate agent is that they will negotiate for you and handle the paperwork. Selling your home by yourself can be tricky if you don’t understand real estate contracts. You don’t want to lose thousands of dollars or the sale because you don’t understand the contract. Real estate agents can help you get to the closing table.

Selling a home via FSBO has its obvious advantages. Selling your home with a real estate agent will cost several thousand dollars. If you are lucky enough to sell your home FSBO then you will save thousands of dollars. The downside of selling FSBO is that it takes a lot of work. You will have to show your home when someone wants to see it. You will need to be able to negotiate the contract and get everyone to the closing table. You will also need good marketing skills. Selling FSBO is difficult and seldom works.

I would suggest you consider using both methods. You can get the benefits of both methods by using a flat flee service. These services take a flat fee, usually around $500 to sell your home. This method allows you to list on the MLS, use an agent to negotiate the contract, and save a few thousand dollars. This method uses a real estate broker to list your home and do the paper work. If an agent brings a buyer you will have to pay 2 or 3 percent commission but if you sell it yourself then you save the commission.

Take a look at your options before selling your home. Consider the advantages of each and pick the one you are most comfortable with.

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Boise, Idaho Flat Fee MLS

People look to preserve gains in the sale of their home; if there are no gains, they look to preserve as much of their original equity as possible. Boise no doubt felt repercussions of the real estate boom as well as some real estate deflation afterwards. After all, who in Boise is not familiar with someone who deployed their plentiful California home sales proceeds into a Boise-area home or investment property? Likewise, some of the same investors who were buying properties in Arizona and Nevada moved on next to Boise. Years of low interest rates also allowed many more people to get into the housing market, and at higher prices than before.

Understanding Boise flat fee MLS programs requires you to first understand how real estate brokerage works in and around Boise. Brokers in Ada and Canyon Counties are members of the Intermountain MLS system. (The system is actually quite large and extends to even areas outside of these counties such as Twin Falls) This MLS system provides brokers a place to list their properties for sale. It also allows brokers the ability to offer compensation to other broker-members if they represent a buyer that purchases a listing. Being a member in this system is the main reason that a real estate licensee becomes a Realtor® and joins the local association in the first place.

Because the MLS gives agents and buyers the ability to know exactly what is for sale, what is under contract, and what has recently sold, it has become the de facto marketplace for any and all real estate for sale. Someone looking for a 4 bedroom home in Kuna, over 2000 square feet, but under a particular price point can do a targeted search and find exactly that. They can also use the MLS to see recent comparable sales in determining what they want to offer for a property.

Most Boise home sellers still hire a traditional, full commission agent to get their property on the MLS. A few, however, have discovered the fact that you can hire a flat fee MLS company to list your home on the MLS for a flat fee and no listing commission. While they are licensed by the State of Idaho as real estate brokers, they operate on a low cost, high volume model that allows them to provide this service. Sellers in Boise and virtually every submarket including Eagle, Meridian, Kuna, Caldwell, Nampa, Middleton, Star and others have successfully sold homes through these programs. The trend clearly shows an increase in these types of listings and these sorts of brokers have gotten all sorts of positive encouragement from the United States Department of Justice which is interested in increasing competition in the real estate brokerage sector. Even sellers who engage a traditional agent to sell their home will benefit from flat fee MLS programs in Boise because their agent will need to provide proof of extensive services being provided to justify the higher fees. Look for flat fee MLS listings in Boise and throughout Idaho to increase in the coming years.

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The Advantages of Services Like the RedX and LeadSenders For Real Estate Agents

Expired listing lead services such as the RedX and LeadSenders provide real estate professionals with a continual slow of leads from which to grow their business. The primary advantage of both services to REALTORS is that they enjoy a first-mover advantage over their competition. Agents that use these lead sending services get notified as soon as the prospective customer comes available. These services then provide users with the information that they will need to quickly make contact with the prospect, begin creating the relationship and finally convert the prospect into a listing or a sale.

Although similar, LeadSenders and the RedX (Real Estate Data Exchange) have some very significant differences. The most significant of which is the timeliness of the service. Where the RedX system provides expired mls listing leads in real time, the LeadSenders system provides information on a daily basis. In contrast, where the RedX software provides a prospect by prospect history, there is no way to easily create visibility on all of the listings that expired six months ago and have not re-listed.

In general, the services provided by the Real Estate Data Exchange are a little more comprehensive than those of LeadSenders. In addition to expired mls listings, the RedX also provides real time FSBO listings from multiple databases. The RedX also scours multiple databases to provide a comprehensive picture of both the expired and fsbo listings which allows the real estate agent to be much more informed when they first make contact.

In addition to those services, the RedX does provide an expanded menu of marketing resources that are not currently available through Lead Senders. These resources include tools to help REALTORS update their websites with the latest lead capture technology. For real estate agents that do not currently have a dedicated website, the RedX even offers a service to provide them with a turnkey solution.

Between the RedX and LeadSenders, both have their own unique benefits. As a result, it is ultimately up to the real estate agent to choose the system that will best fit his or her needs. When evaluating these types of lead generation systems, there are a lot of things to consider. Cost notwithstanding, the caliber of the leads as well as the technology used to identify prospects is one of the most important factors of consideration. If you are a REALTOR that is looking at these two systems, weigh the benefits of both and choose wisely.

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Pros and Cons of Rent Back

This market has brought several challenges. Sellers who cannot and/or will not move until they know the money is in the bank and title has transferred. Many sellers are requesting to retain possession and/or rent back after close of escrow. Typically up to 30 days. I have seen some who need up to 90 days.

Pro- For seller definitely assures them of money in the bank and the funds to be able to move.

Provides breathing room to pack and locate another home.

Provides more time to clean house per se… that is sell items not needed and/or give to a charitable organization or toss.

Buyer-In a sellers market this could be a clincher in a multiple offer situation.

Buyer can confidently give notice at present location knowing they will have a definite home on such and such a date instead of giving notice when the deal has not been finalized.

Things to consider for both parties… You have now went from Seller/Buyer to Tenant/Landlord… Consideration should be accounted for in escrow for rents. Typically we determine rents on lease back by taking buyers PITI (Principal, Interest, Taxes and Insurance) on their new loan divide by 30 days and have the escrow company withhold amounts as agreed to in purchase contract. All is negotiable. Should be determined in writing prior to close of escrow. Buyer needs to make sure insurance is in effect. Seller should check with their own insurance as to what is covered in this type of transition. Seller is responsible to maintain the property while in their possession. Buyer now becomes responsible for maintenance of the home for any repairs that might be needed. Would suggest a home warranty be obtained to cover unexpected issues that might arise. Murphy’s Law always shows up post sales in one form or fashion. Some frown on lease backs but if done properly will be a tremendous help to both parties.

Can complications occur? Unfortunately yes… sometimes sellers have not made the proper arrangements and feel they can take advantage by staying longer than contractually agreed to, leaves the home in total chaos, does not report broken items etc. Buyers get impatient and want possession sooner.

Escrow instructions should be mutually agreed to, to hold out a little more as a deposit for peace of mind on buyers side.

Both parties insurance company needs to be contacted to insure there is no misunderstandings in the event of a fire and/or other natural hazard that would result in claims.

Have contract or instructions in writing as to details of the leaseback. Remember failure of either party to perform could result in litigation.

Most lease backs perform without issue. Just KNOW your rights whatever side you are on and ALWAYS have instructions or contract in writing to lease back.

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How Staging Helps To Sell A House?: 4 Basic Options

Many homeowners, learn from their real estate agents, and opt to take advantage of some of the principles of staging their home, in order to enhance the potential and possibilities of achieving the finest, possible results, in terms of selling their houses, for the best possible price, in the minimum period of time! We refer to staging, as a process, which improves, how, potential buyers, might perceive the specific home, in a positive way. In light of that, this article will attempt to, briefly, consider, examine, review, and discuss, 4 basic options/ alternatives, for getting this done, effectively, and productively.

1. De – clutter, and touch – up, limited areas: In some instances, it only takes a little, well – considered, tweaking, to achieve the intended objectives. Before beginning to show the house, reduce the amount of clutter, significantly, remove excessive furniture and furnishings (put into storage, or dispose of), and proceed, to, touch – up, largely viewed areas (many people, can do this, themselves). When a house looks neater and cleaner, and distractions, and negatives, are removed, and/ or, addressed, it usually translates to better showings, and more, qualified buyer, interest, and, hopefully, meaningful offers!

2. Do – it – yourself (DIY) staging: Depending on the size, price, niche market, etc, it may be possible, to do – it – yourself! This DIY staging process, includes, reducing the amount of furniture, and fixtures, especially, any, which seem to show, wear – and – tear, or don’t enhance the overall appearance of the house. This should include: paying attention to curb appeal; reducing/ addressing any unwanted odors, and/ or, eye – sores; touch – up painting, cleaning fixtures, and adjusting lighting, and overall esthetics, etc.

3. Hire professional stager: Sometimes, it is necessary to hire a recommended, quality, professional home – stager! This process, often, includes: removing, existing furniture/ fixtures, and replacing them, with loaner items; enhancing strengths, and addressing areas of weakness, etc. However, because this is often, costly, to do, if you choose, a quality approach, the price range, and niche of the property, are relevant factors, whether this is an advisable approach, for you!

4. Study and understand some of the basics: It makes sense for homeowners, deciding to sell their homes, to thoroughly, study, and better understand, some of the essentials, and basics, which will add value to the transaction, and process! For example, to show a smaller room, such as a dining room, better, it often makes sense, to use taller furniture, and bigger fixtures, hanging from the ceilings. Understand, how lighting factors – in, as well, as where to highlight, and how to minimize attention, to some locations, Where some touch – up painting, curb appeal, etc, may be beneficial, are key considerations!

Become a smarter home seller, by understanding, and taking advantage of the relevant, applicable aspect of staging, for your specific house. Doesn’t that make sense?

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Houses For Sale in Jamaica – Transfer Tax and Stamp Duty

The transfer tax and stamp duty are fees that are attached to your cost when you are involved in a transaction for houses for sale in Jamaica is usually at a percentage value of the land. Normally the value is in line with the sale price.

The transfer act states that transfer tax is 7.5%. There is a relief an amount of $10,000.00 relief where the value of the land is $150,000.00 or less. The type of home does not matter. It is usually a misconception that Jamaica beachfront houses for sale attract a much higher transfer. This is simply not true. However there are some exemptions to these Jamaican property taxes.

Exemptions

1. Transfers of property by Jamaican Government and Local Authorities.

2. Transfers to government or Local Authorities of Jamaican land for purposes such as roadways and other reservations in sub-divisions.

3. Transfers by way of gifts to approved institutions of property to be used exclusively for charitable purposes.

4. The Principal place of dwelling of spouses (Joint Tenancy or Tenancy in Common) In the event of death only.

Stamp Duty – Payment of Stamp Duty is governed by the Stamp Duty Act. The stamp duty payable on land is approximately 5.5% of the full value of the land/dwelling.

Certification of title:

Once a property is registered it is given identification by way of Volume and Folio numbers in the Register Book of Titles. The original Title is kept at the Office of Titles and entries are made thereon whenever something affecting any interest in the land is brought to the attention of the Registrar of Titles. For example, a transfer, a mortgage, death of a part owner, grants of easement and so on. This is standard for all houses for sale in Jamaica.

The land owner gets the duplicate Certificate of Title on Registration. Duplicate Certificate of Title has to be submitted to the Registrar for endorsement of all transactions affecting the land.

The Conveyance or Transfer of Houses In Jamaica For Sale Exercise

This normally begins either between seller (vendor) and buyer (purchaser) or between either one of the aforementioned parties and a Jamaica real estate dealer or Jamaica property agent. Purchaser or an attorney should inspect the Duplicate Certificate of Title. This is vital as some homes in Jamaica for sale come without sale agreements and hence no transfer might have taken place. A title proves exactly who the owner of the land is.

The usual form of Purchase and Sale Agreement sets out inter alia:-

(1) The legal names, registered address and gainful occupation of the contracting parties.

(2) Full description of the house in Jamaica for sale – including size or actual dimensions, registered location, and the identifying folio and volume numbers of the Certificate of Title, in the case of both registered Jamaican buildings and land. In the case of land with a Common Law Title, the size, description, boundaries and other relevant details.

(3) Purchase Price – in words and figures to avoid mistakes and misunderstandings.

(4) Completion – the effective date when the final payment for transaction is anticipated to be collected and the full sale completed, that is, transfer effected, cheque and titles exchanged.

(5) Cost of transfer – unless otherwise agreed, this usually states that each party should bear half the cost of Stamp Duty, Registration Fee and Attorneys Costs.

Payment of Jamaica real estate agents commission – paid on the Completion of the transfer of title and the closing of the transaction.

Fees on sale and purchase of land

1. Transfer tax – 7.5% of market value (Vendor only)

2. Stamp duty – approximately 5.5% of Market Value

3. Registration fee – Approximately 2% of Market Value (or $2.00 per 1,000)

4. Attorney’s costs – As per Scale – Jamaican Bar Association (effective 1st June 1991)

5. Surveyors Identification Fees:

(i) Values up to $500,000.00 = $1,500.00, thereafter, 0.1% up to 1 million, thereafter, $1,000 per million. Plus Research and Title fee/charge of $400.00.

(ii) Properties in excess of 1 acre or Irregular Boundaries a traversing fee is added. Fee depends on length of traverse.

(iii) If land is outside the corporate area $6.00 per mile.

6. Valuation Fees:

Kingston Jamaica Corporate Area

Corporate Area: Cost $3.00 per 1000 of the market value and $150.00 for travelling and incidental expenses. Minimum fee of $1,000.00 plus travelling and incidentals $1,150.00

Outside Corporate Area – (Beyond 15 miles from Kingston Jamaica) 3.50 per 1,000 of the market value plus travelling @ $3.50 per mile minimum fee of $1,500.00 plus travelling.

7. Mortgage Costs: (Building Societies)

(1) 1% application fee (Saver)

(2) 2% application fee (non Saver)

(3) Life Insurance – amount differs according to age.

NB. No longer will Compulsory Society take an assignment of Existing Policy.

(4) Mortgage Indemnity: 7% of sum being Insured applies when Mortgage in excess of the standard two thirds – 90% Mortgage.

(5) Stamp duty on Mortgage

(6) Registration Fees on the Mortgage

(7) Attorneys Costs

(8) Valuation Fee

(9) Surveyors Identification

(10) First Month Mortgage Payment

Mortgages: – $1.00 per 200 x 25% or 0.65%

These outline all the costs associated with buying houses for sale in Jamaica. It is important that both the vendor and purchaser understand the fees associated with this Jamaica real estate transaction.

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How Do I Find a Reputable Real Estate Agent?

One of the most important things to do when purchasing a home is to find a great real estate agent to make the process flow smoothly and effectively. A question many people ponder is how to find a good real estate agent. The best agent may not necessarily work at one of the top ten agencies in the area. The agent who will work best for you would be an experienced agent who will listen to your needs, act in a professional and ethical manner and knows the market in your area.

1.)Word-of-Mouth or Referral

Most real estate professionals attract a sizable amount of business because of a satisfied client who recommends them to a friend, family member or neighbour. When you are thinking of purchasing a home, it is a good idea to ask those around you who they have used and ask them to elaborate on their specific experience with the real estate agent in question. Successful real estate agents strive to make customer satisfaction their number one priority and will do everything they can to facilitate a good experience for a customer. Try to find an agent that has a proven track record and reputation for delivering quality service, customer satisfaction, and have experience in the neighbourhoods that you are looking in.

2.) Do an Online Search For Real Estate Agents

There are many online resources available when searching for a real estate agent referral, but this by no means ensures quality. The agents referred online may have paid a fee to the website owner to be listed in the directory. Performing a Google search of the top agents in your area and then reviewing their websites will give you a good list of agents to interview. Agents who have experience in the field will tell you, but a newer agent will more than likely have the extra time to spend working with you. Review any customer testimonials or feedback about an agent you may be interested in retaining.

3.) Visit Open Houses in the Area

You should visit some area open houses where you can actually meet with a potential agent in a non-threatening manner. Here you can see how they work, collect business cards, formulate an opinion and talk with them on a personal basis. If you are thinking about selling a home, pay close attention to how the agent presents the home. Make sure the agent is polite, informative, approachable and professional. Does the agent promote the home by handing out professional looking feature sheets or other related materials? Is the agent trying to play up the features that make the home more enticing? Or is the agent in the corner, back turned and uninvolved in the whole scenario?

4.) Pay Attention to Real Estate Signs

Carefully monitor the real estate signs in your neighbourhood. Observe how long from the day they go up until the home is actually sold. An agent who has a high sales turnover might be a better choice than an agent who has lots of for sale signs but few sold signs. An agent who gets results is what you want.

5.) Why Agents Use Printed Advertising

There are two main reasons real estate agents use printed advertisement. First is to advertise and sell a specific piece of realty. Secondly, advertising is used to promote the agent handling the transaction. By checking the local Sunday real estate ads in your neighbourhood and then checking the agents website, you can find the agents who may specialize in your particular neighbourhood. Contact the agent and inquire about their expertise and ask any other relative questions you may have.

6.) Seeking Recommendations from Other Realty Professionals

Ask around and seek out other real estate agents for a referral. Most agents are happy to refer a buyer or seller to another associate, if the service you require is not a specialty they can provide. Some agents only specialize in resale property, while others work predominantly with the sale of new homes. Other agents work exclusively with commercial or investment properties. Mortgage brokers are a great resource for agent referrals; many brokers have first-hand knowledge and can point you in the direction of a top-quality real estate agent and remember professionals tend to refer like-minded peers. There is also typically a referral fee involved for the referring professional so be careful that they refer you to the best Agent not the one that pays the highest referral fee.

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Things to Keep In Mind Before Buying a House

When bidding for a home, be sensible and start in the lowest level. There are numerous buyers for these activities and you ought to be cautious enough to cope smartly. The property rates shouldn’t be divulged before bidding.

When the repossessed home available is bought, you need to inspect the legal documents of this house. All payments must be undertaken on written papers. Make sure that payments are made before a lawyer who will keep the legal records.

In the event of a foreclosure Houses for sale in briar gate Colorado Springs you will find 3 branches available – the pre-foreclosure home available, the REO or even property-owned home available after foreclosure from the lender and the home available in the foreclosure period. In the instance of pre-foreclosure point, there’s brief sale. The cost stays low and the home mood is simple. There are no exemptions connected with all the REO units however there might be a tiny price increase. In a bid to offload the high number of repossessed homes, banks are providing substantial discounts. Buyers can discover a variety of homes in the estate marketplace which are up available.

In most nations, it’s vital for a flat to possess sleeping, cooking and bathing facilities. A condominium has some shared places with each of those studios. 1 living space that’s full of demand is your studio or bachelor attic with one room together with a kitchenette and a tub.

The next software is the point where the home available is on auction while foreclosing of this mortgage. A number of these homes are purchased by banks to have the land right while some are purchased by investors.

The next plan is to obtain the foreclosed homes available which are banks‘ possessions. This is the simplest way to have a home available because everything is taken care of ahead.

It’s crucial to do homework well and understand everything linked to property and also rest assured to get a gorgeous house on your own. It’s the inability of the house owner to cover the mortgage sum to be the main reason behind your house to come up for sale at the foreclosure marketplace. Whether this practice is completed, harm is done to the credit report also prevents the homeowner out of purchasing on credit for a while.

That is a good deal of cash but it is not outrageous when the realtor really does their job. There’s some fantastic news. What a lot of don’t understand is that you can actually negotiated the conditions of a contract using a realtor. Why do they wish to do so? A fantastic reason will be that you aren’t a 1 trick pony. You do not only have one land, you have a lot of homes available. The commissions, even in a slightly lower sum, are likely to add up fairly quickly are not they? This is similar to bundling a buy.

Another strategy you can use, or the real estate broker you select can use, would be to employ a home stager. Not staging can also be among the biggest mistakes many homeowners make when they’re attempting to sell their own property. Generally every time a parcel of property is set on the current market, the home is spruced up a little, carpets are washed a bit, paint is placed here, but generally things continue to be a cluttered mess.

The impression that this gives to a potential buyer would be to squirm somewhat, run via the screening as promptly as possible, then move on to another property. This may be completely turned around using a seasoned stager. They’re masters at setting those up homes available. When someone comes up into the front entrance of your house, what do they visit? They visit that the porch, the landscaping, front doorway, and the brick or paint on the home. More than likely a lot of your homes for sale need a small facelift within this region. The stager may want to wash up the shrubbery, counter the doorway, and wash and wash the brick to provide the front of your home that fresh new look and texture. This can be then completed throughout the home in every room. The final result is more potential buyers will fall in love with your house.

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