HOME SELLERS ADVICE: LIST IT OR SIY?
Written by Blanche Evans on Wednesday, 26 August 2015
There are pros and cons to doing anything yourself. You weigh factors such as your expertise, the enjoyment of doing a certain task, and the cost savings of doing it yourself (DIY) vs. hiring a professional.
Are for-sale-by-owners successful? The answers may lie in research from the National Association of REALTORS®. According to the most recent Profile of Home Buyers and Sellers, the share of home sellers or SIYs who sold their home without the assistance of a real estate agent was only nine percent.
So where do SIYs get buyers? Not from testing the open market. Forty-four percent of FSBO sellers knew the buyer prior to home purchase, and about 15 percent of SIY sellers were approached directly by buyers.
This results in a lower median selling price for FSBOs than listed homes, $208,700 compared to $235,000. That means the typical listed home — a home listed professionally with a real estate agent – sells for 13 percent more than a FSBO.
The number one reason why SIY sellers don’t want to list their homes is real estate fees which can typically range from five to seven percent of the transaction. But, by not testing their homes in the open market they’re losing more money than the fees.
Significantly, more buyers are using sales professionals to help them find and buy their homes. In 2001, 69 percent of buyers used the services of a real estate professional. By 2011, that number had risen to nine out of 10 and remains true today. So if you’re planning to sell your home yourself, you may be dealing with a professional agent instead of the buyer across the table.
As a seller you should realize that buyers have changed. Today’s buyers are older, more savvy, and have better credit than in the past. The typical first-time buyer is 31 years of age, while repeat buyers are 53.
They expect to occupy their homes for approximately 12 years, so they plan to buy very carefully. In fact, more than half of buyers said finding the right home was the most difficult part of buying a home. The fact that you’re an experienced homeowner may not be as big an advantage as it once would have been.
Last, SIY sellers miss the advantages of having their own agents. When you SIY, you have to do everything the real estate agent would do — show the home, negotiate, advertise, and keep the transaction moving forward.
Those are just a few things to consider as you decide whether to list it or SIY.
By Shannon Biszantz on August 25, 2015
in The Buzz
CALIFORNIA LEGISLATION ADDRESSES THE USE OF TEAM NAMES IN REAL ESTATE. AGAIN
If recently-approved legislation has its intended effects, clarity will have finally been achieved regarding the rules for the use of team names by California real estate licensees. Whether there will be compliance with those rules may be another matter altogether.
The legislation, Senate Bill 146 (Galgiani), was approved by the Governor July 16. It is the culmination of efforts initiated by the Real Estate Commissioner in early 2013. The problem was, and in many instances still is, that consumers were frequently unable to determine the identity of the agent(s) or responsible party behind a team name. For example, if a consumer had a problem with something that was being done by the Surf’s-Up Team, he might have had no way of connecting that team to a particular brokerage or office. Nor would the Bureau of Real Estate (BRE).
The BRE’s initial solution was to require that team names be registered with the county as a fictitious business name (FBN), often referred to as a DBA (for “doing business as”). The FBN would be owned by the broker, but could, by contract, be used by a particular agent or agents. This, however, proved more than a little cumbersome. Ensuing legislation (AB 2018) sought to make matters more workable by stipulating that the most common types of team names — those containing the surname of a team member — did not have to be registered as an FBN.
Because of continuing unclarity, however, this year’s SB 146 was introduced. Now that it has passed there should be a set of rules that are clear and workable.
Here is a summary:
As before, an agent may file a team name as an FBN of the broker, and may use that team name with the consent of the broker.
A team name is not considered a fictitious business name and does not require an FBN filing, if the following three conditions apply.
(A) The name is used by two or more real estate licensees who work together to provide licensed real estate services, or who represent themselves to the public as being a part of a team, group, or association to provide those services.
(B) The name includes the surname of at least one of the licensee members of the team, group, or association in conjunction with the term ‘associates’, ‘group,’ or ‘team.’
(C) The name does not include any term or terms, such as ‘real estate broker,’ ‘real estate brokerage,’ ‘broker,’ or ‘brokerage’ or any other term that would lead a member of the public to believe that the team is offering real estate brokerage services, that imply or suggest the existence of a real estate entity independent of a responsible broker.”
Click here, to read more about this article.
By Shannon Biszantz on August 24, 2015
in The Buzz
2 Rancho Santa Fe Properties, Scheduled for an Open House this Weekend!
It is my great pleasure to Personally give you a tour to the 2 of the MOST Exquisite Golf Course Property in Rancho Santa Fe!
Maintain an active and healthy lifestyle, Meet new friends, and Socialize with the members of Morgan Run Country Club. Practice and Play Golf with the residents, participate in tournaments and enjoy the scenery that Rancho Santa Fe has to offer.
Open House Schedule for this Week:
16032 Avenida Calma, Rancho Santa Fe, 92091
Open House Schedule: August 28 – 30 ( Friday, Saturday and Sunday),
From 12 p.m – 5p.m
Custom built home on the golf course at Morgan Run Country Club. Dual master suites upstairs and downstairs. Home lives like a single story with incredible upgrades. Viking appliances, Lap pool, Jacuzzi, Sauna, magnificent views are only a few of the luxury appointments this house provides. On the golf course, two fairway views, west facing, lap pool, Jacuzzi, Sauna, Gazebo, entertaining space, lives like a single story, skylights throughout.Call for a private showing before it goes on the market! For more information and pictures, Click here!
Open House Schedule for
3895 Avenida Brisa, Rancho Santa Fe, Ca 92091
The One and Only, Special Open House!
August 30, from 12 pm – 5pm
Hit Two Birds with One Stone! Grab the opportunity to visit both of our listings! From 1 pm – 4 pm,
for a limited time, I will bring you to this 2 Exquisite Golf Properties!
This incredible SINGLE STORY HOME is located on the absolute best lot with optimum vistas of Fairbanks and the Rancho Santa Fe Polo Fields in Whispering Palms! Imagine, waking up everyday to that Great View! This lovely home comes with 3 bedroom, 2 bath in Whispering Palms. With an amazing view, huge lot perfect for a get-together, parties and barbecue! A spacious kitchen that will let you move around without knocking anything on the floor; overlooking that beautiful view will keep you inspired cooking new and your family’s favorite dish! The best place to meet people! For more information and photos, Click Here!
By Shannon Biszantz on August 24, 2015
in Biszantz Connection
Enchanted by It’s Tuscan charm and It’ Strong Columns
Dreams do come true! I can still remember when they first saw the house, it was like love at first sight! The connection that they have for this house is absolutely strong and pure love. I knew from the time I met them that they will absolutely love and take care of this house. It won’t be just a “house” anymore, it will be their new home!
If you can still remember, we had this property posted before.
The high ceiling, formal dining room, a gorgeous and spacious bathroom. Spacious enough for you to waltz in there! Huge master bedroom and the best of all and what most women want…. A walk- in closet. Big enough to handle tons of new dresses, a lot of space for your purse, handbags and designer shoes. Storage for your jewelry and for all the makeup you will be buying in the future!
The Biszantz Connection is proud to announce that 5148 Seagrove Cv, San Diego, Ca 92130 is CLOSING TODAY at $1,660,000!
Congratulations to the new Home Owners!!!
What You Need to Know About Home Appraisals
They are even more complicated than they used to be.
When you think about buying a house, you think about the plentiful cabinet space you hope to find in the kitchen, or ample bedroom size. You probably aren’t thinking about the home appraisal.
If you’re selling a home, you’re probably daydreaming about the home you plan on moving into next. You’re probably wondering how much you can sell your home for, too.
But whether you’re selling or buying, you probably aren’t thinking much about the home appraisal process. It isn’t one of the most glamorous parts of buying or selling a home, and yet if home appraisals disappeared tomorrow, the real estate market would come crashing down.
So if you’re about to buy or sell a home and know little about appraisals, it’s time to change that.
What are they? A home appraisal is a very educated guess as to how much your property is worth.
Why are home appraisals important? No credible financial institution will lend you money for a housewithout an appraisal.
“The appraisal lets a bank or lender know what the loan collateral will sell for in a worst-case scenario,” says Bart Jackson, an appraiser in Charleston, South Carolina, who is also a real estate agent with Charleston Preferred Properties, a residential real estate brokerage firm.
In other words, to go with an extreme example, the bank doesn’t want to be stuck with a home they lent the borrower a million dollars for but can only sell for $100,000 because that’s all it is worth. The homebuyer shouldn’t want that either, of course.
So appraisals exist for good reason, but what can make them a tense time for all parties is that they’re conducted after you’ve negotiated a price, agreed to buy or sell the house and signed the contract. So it’s in everyone’s best interest that the appraisal is close to the price that both seller and buyer have agreed on.
That said, if it turns out you’re about to buy a house for a wildly inflated price, that doesn’t necessarily mean you’re obligated to buy the house. But if you aren’t careful, it could mean just that.
The sales-and-purchase agreement should address the possibility that your appraisal comes in below the purchase price, and allow you to terminate the contract or renegotiate the price, says Robert Pellegrini, a real estate attorney based in Bridgewater, Massachusetts.
“If not, you could be obligated to cover the difference for a lowball appraisal, and that could mean you’re on the hook for thousands,” Pellegrini says.
Who pays for the home appraisal? Usually, it’s the seller who pays for it at closing, which can be as high as several hundred dollars. The national average cost for a property appraiser is $309, according to data compiled by HomeAdvisor.com.
How do home appraisals differ from home inspections? The two often get confused, but they aren’t the same thing. Both an appraiser and inspector will walk around the house and take a good look at it (usually, the inspector comes first), but they’re each at the house for different reasons. The appraiser is looking at the value of the home; the inspector is looking for any defects with the home that may cause you financial grief later.
Of course, if the appraiser notices a problem, she won’t ignore it. If the appraiser spots a leaky sink or some loose wiring, she may request an inspection, says Staci Titsworth, regional manager for PNC Mortgage in Pittsburgh.
How long does the appraisal process take? It used to take a couple of days, but in recent years, ever since the recession – when federal guidelines changed the appraisal process – it’s more often a week or two. Underwriters can request more information about the house than they could in past years, and gathering that data and photos can take time for the seller and real estate agent, which can mess up the closing date, putting everyone on edge.
Click here, for page 2.