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Category Archives: HITS Saugerties

SELLERS; IF YOU WANT IT, ASK FOR IT!

SELLERS; IF YOU WANT IT, ASK FOR IT!

“Ask, and it shall be given unto you.”  –  Jesus Christ

There’s nothing more frustrating to a ready, willing, and seemingly able buyer than to lose an offer to another buyer — especially since the seller was not specific (down to the letter) about what he expected to receive.

Sure, there’s the list price; but in today’s fast-paced market, a buyer/ prospect may offer thousands more than the list price and STILL not be the lucky buyer who gets the property!

That’s why sellers should be as specific as possible with buyers in what they want to receive and achieve in a successful offer.

Let’s tackle the major elements the seller should be prepared to address with serious buyers. I suggest that sellers (or their real estate agent) prepare a “Suggested Contract Requirement” sheet to give to buyers, outlining what they expect in the following:

Loan pre-approval
By now, it should go without saying that buyers without loan pre-approval shouldn’t be competing in the current market; but sadly, some are. That’s why it’s important for the seller to specify that buyers be pre-approved for loans ample enough to fund the purchase price, AND detail the type of loan and respective costs (if any) the seller would cover.

For example, a buyer might claim to be pre-approved for a mortgage of “x” amount. What she fails to disclose, however, is that it’s Veteran’s Administration (VA) financing and she expects the seller to cover her two discount points. On a $140,000 sales price (with zero down) that’s a hefty $2,800 for the seller.
Or what about the buyer who claims to have “cash” coming to him to fund the purchase (often coming from proceeds of an estate or settlement of a law suit.) The buyer’s funds are delayed. In order to close the sale, he must borrow the money, causing the seller a three-week delay in accessing his proceeds. Verifying the buyer’s funding (which is tougher to do in a “cash” sale) is vital for sidestepping potential delays for the seller.

Earnest Money
In the old, slower school of home buying a decade or more ago, buyers would offer a meager amount of earnest money or even a post-dated check with the idea that they could always up the ante if need be. In today’s market, more (rather than less) earnest money is advised in most situations. Not only does it subtly signify to the seller how financially motivated a buyer is, but can serve as a buyer’s first (and often only) shot at a strong first impression to the seller.
By letting prospective buyers know (in writing on the “Suggested Contract Requirement” sheet) the minimum amount of earnest money the seller is seeking, it places a strong buyer on equal footing with competitors. It also gives a heads-up that if you want a stronger foothold with the seller in this area, exceeding the suggested minimum amount is certainly in order! If a buyer structures an offer to include minimal contingencies like obtaining financing in a certain amount and the property appraising for at least the sales price, etc., earnest money would be at little risk of loss.

And what about contingencies? Should a seller require that buyers make all offers free of positively all contingencies if they’re serious about the property? Hardly. But keeping contingencies to a minimum (as we’ll see in Part II of this article) definitely gives buyers an added advantage over their competition and results in a smoother sale for you as a seller.

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‘BIG 6’ FACTORS THAT SELL A HOME

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‘BIG 6’ FACTORS THAT SELL A HOME

“A turtle cannot move forward unless it sticks its head out”  – anonymous

Posted 8/5/11

Although they can be stated in different ways, there are only six factors that affect the sale of a home, according to blogger Karen Kruschka.

The Sales Associate with RE/MAX Olympic Realty in Manassas, Va., wrote an Active Rain blog post detailing the “Big 6,” as she calls them. These factors are controlled by three main entities: the seller, the agent and the market.

Sharing the blog with your own clients and educating them on their role in the process gives you a perfect entry point to demonstrate your value as a trusted advisor – especially when they’re deciding on listing price and terms.

Here’s an edited excerpt of Kruschka’s post:

SELLERS Control

1. Price – You determine list price for your home. However, a list price above the market for homes similar to yours will negatively impact buyer interest in making an offer. Your Realtor will review price history with you to assist you in making a list price determination.

2. Terms – Buyers have requirements just as sellers do. Your willingness to respect them and be willing to negotiate which terms will be acceptable to both parties can have a very positive impact. Price and terms will usually be negotiated at the same time.

3. Condition – How well you have maintained the home will influence both your price and the length of time it will take to sell. The pool of buyers who are willing to make major repairs is much smaller than the pool of buyers who want a home that has been well maintained.

THE MARKET Controls

4. Timing – Economic conditions operate independently of price, terms and property condition. Similarly, seasons and weather factors can affect the time it takes to sell a home.

5. Competition – The number of homes on the market most certainly bears heavily on your ability to sell your home on a timely basis.

REALTORS Control

6. Promotion – From entry into the Multiple Listing Service to Internet marketing and any other programs, your agent will have an impact on your home sale.

RE/MAX Affiliates may share this article, provided they do not charge for it and this notice is included. All other rights reserved.

Copyright © 2011, RE/MAX, LLC. All rights reserved.

DID YOU KNOW?

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DID YOU KNOW?

Old Bellamy Road, located in Northwest Alachua County was Florida’s first federal highway and was designated a scenic road in 1980.  This winding road travels west off of County Road 241, about four miles north of Alachua and continues several miles to the northwest. It goes through the long forgotten town of Traxler and the Santa Fé Taloca Spanish Mission. At one time, it was the “Main Street” for Newnansville, a town one mile north of Alachua City.

John Bellamy, a plantation owner at Monticello, received the commission to construct the road by the Territorial Council in 1824 – only five years after Florida became a U.S. territory and the same year Alachua County was created. Mr. Bellamy was in charge of the section of Old Bellamy Road that went from Picolata on the St. Johns River to the Ochlockonee River. When built, Old Bellamy Road would be 25 feet wide and 445 miles long and cost its citizens a mere $20,000, which in those days was considered a considerable amount of money.  The road was used as a major highway connecting Pensacola to St. Augustine until the Civil War, when other roads emerged as preferred modes of travel.

The original Old Bellamy road crossed Alachua County along the route of the Old Mission Trail running from near Santa Fé Lake through a swampy, forested hammock between present-day O’Leno State Park and River Rise Preserve State Park. The Santa Fé River disappears underground here and travels three miles before re-appearing.

Now YOU can own a piece of history with your own acreage fronting Old Bellamy Road.  Just about 1 mile northwest of CR 236, lies a 6.93 acre parcel of land, with a 1950 SF, block/stucco home, built-in 2000.This property even has a separate power pole, septic, water and concrete pad for an RV, for when out-of-town relatives or friends come to visit.

Click the following link MLS #324641 to access the MLS print out of this home. You can also go to the High Springs Tab above and hover over it to view the pages.  The page for this listing is called “Country Home”

If you’re looking for a place to call home either in Alachua, High Springs, Newberry, Waldo, Gainesville, or anywhere in between, I can help you.  Just give me a call and we’ll start looking for YOUR perfect home!

JOCELYNE GRANDJEAN-BROWN

RE/MAX Professionals
alachuarealtor@gmail.com
352.870.9929

Come back often as I will be adding more pictures to the page called “Country Home” under the High Springs Tab above as well as to the listing.  

29 HORSE ACRES!

29 HORSE ACRES!

Looking for horse property close to Ocala for a reasonable price?  Search no more – I have the perfect property  – 29 horse acres for only $144,000.00!  That’s correct only $144,000.00!  Click on my personal website link, to the right,  and go to “HOA Docs and More” for HOA information on this 29 acre parcel.  You can also click on the tab above titled Archer – Horse Property.  Or, to view an MLS listing of this property, just click on the following link: MLS 322006.

Imagine having your coffee on the veranda overlooking your 29 acre property, then going to your stables to saddle up your favorite horse.  Once you and your horse are one you take in the beautiful scenery along the 2.5 miles of riding trails this great community has to offer. After lunch, you take a walk along the walking trails with your spouse and talk with the other residents of this lovely, well-kept, gated community.  There is no need to worry about what the neighbor’s home will look like, because this community has a minimum square footage requirement,  so go ahead and build your dream home in Pradera  and you will not be embarrassed to have company come and visit!

If you’re looking for a place to call home either in Alachua, Archer, High Springs, Newberry, Waldo, Gainesville, or anywhere in between, I can help you.   Just give me a call and we’ll start looking for YOUR perfect place to call home!

JOCELYNE GRANDJEAN-BROWN

RE/MAX Professionals
alachuarealtor@gmail.com
352.870.9929

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