Less or More

Less is often more: this is what you need to tell yourself before placing a home on the market. Less in a room creates more space. You don't need to step over or around items or look past them. It's easier for buyers to visualize the space. Less stuff equals more room. Less items in a room or yard allow for more flow of traffic or viewers. Removing tables and extra items that don't add to the roomy feeling only limit the use for the space. So pack up those extra tables and clutter holders and bookcases that your taking with you and move them to off property storage. Give away or donate the rest. Set deadlines for others to pickup the items they are using your place for storage because that space is needed to show your property off to its best advantage. Clutter looks like trash that takes away from space. The more space you have the cleaner your property will look and feel. It will also be easier to clean so you only need a few minutes to pick up each room as you exit it so its always in showing ready condition.

Does your listing have the wow factor?

I don't have to tell you that every buyer or seller can tell you this is the deal maker. You either have it or you don't. Its the view, the surprise feature or look that once you see it you want it and you have to have it. It differs from buyer to buyer. But once you see it you know what that it is. You know you have it when your buyers start placing furniture, assigning rooms for themself and family members, and stop listening. You will often actually here them even say wow! So if you dont have the wow factor ask your self what the one thing your home needs to get a wow form your buyer that works with your budget. It can be as simple as freshing up one room, landscaping, decluttering if you already have a wow factor that is being obstructed by clutter. In a bath it can be a new vanity, a whirlpool tub (one person tubs get used - oversized tubs create water bills). In a kitchen it can be countertops, new cabinets, adding or removing an island, rearranging the cabinets and appliance for a good working triangle, repainting or refacing the cabinets and new hardware. New hardware on doors. Hardwoods that cleam are almost always a hit

As always: Show me the money is key to any Real Estate or large purchase

Many people ask what is the most important item for buyers prior to making an offer.

Without a doubt its financing. The answer is simple you need to know you can buy and the seller needs to know the sale will close and that you are a real buyer. Sellers and sales agents need to know you are a real buyer for safety reasons also.

Buyers list for financing consideration:
(1) You need to know how you plan to fiannce the purchase and proof of cash portion for the purchase.
(2) You need to know what your maximum purchase price.
(3) You need to know how this costs works with your budget or you need to modify your maximum purchase price to a budget friendly purchase and all related costs.
(4) You need to know the amount you need for a deposit, escrows, closing costs, & reserves.
(5) You need to know if funds need to be moved and how long after they are moved when they will be avialble.
(6) You need to know if you current rental or owned property situation so you don't end up paying for multiple unanticpated expenses or if changes need to be made to insure a transition from one to another location or purchase if this is a primary residence or investment involved in a timely exchange or multiple tranactions. You also need to know if you will penalized if you curently property rental stops or closes before a specific holding period.

Sellers list for buyer qualifications items:
(1) You need to know the buyer can buy your home or large purchase item and that the property for sale is a financable item under for the buyers lender.
(2) You need to know they are a real buyer.
(3) You need to be able to plan on a repurchase or funds reinvestment options if you or the buyer is effected by selling or refinancing other real estate, ccontingencies, or are disontinuing a current lease or tenant at will agreement.
(4) Without a preapproval or proof of funds sellers don't want you wasting anyones time looking, inspectiong, or negotiating offers. You most likely will here Thanks but not thansk to an offer if you cant show you can close at the time of an offer ( if you make it that far).
(5) You can say no if the buyer cannot finance the purchase under the terms acceptable to you. (Buyers never like to here this but its true. If you cant buy you cant buy: case closed.)
(6) If you have unapproved buyers for you sales item make sure you or or agent has a lender resource for the purchaser to visit immediately prior to any negotiations so you don't loose buyers that can [rpve they can buy.

After this, you can then decide on why younare purchasing, where you are purchasing, what (the location & area amenities, property amenities and type of property you want to purchase and amenities), timing of purchase, and options if you cant find a purchase or correct time a purchase and resale.

So start out on the right foot. Get your financning inplaace so you know you can buy before you consider looking.

Sellers or Buyers market depends on the area

Knowing if your in a buyers or sellers market depends on the city or town you are located in at the time you are making a purchase. The amount or lack of inventory has a lot may make the price more or less negotable. If there are a shortage of houses buyers may find themself in a multiple offer situation where financing and terms of the offer matter more to the seller. Larger deposits or shorter closing times with fewer contingencies are more common. On the other hand with a large inventory and fewer offers buyers are more likely to be few to the seller with a better chance of a buyer terms more agreeable to the seller. In a sellers market prices may start edging higher unless sellers receive cash offers. Areas with large amounts of cash buyers may see larger jumps in prices. Areas with financed offers will only edge up slightly becasue appriasal guidelines demand comparable sales for the lenders to finance a loan. You'll know if your in a sellers market when you see few homes for sale in the town(s) or area(s) your looking to become an owner. If there are wtill a lot of foreclosures or short sales in your city or town you may still be in a market in a buyers market in sections or with some neighborhoods in flux even if towns surrounding you are in a sellers market. If you are a ready, willing and able seller or buyer looking to list your property or buy in central MA contact me at maureenhbrennan@aol.com

Reason to look for home or investments without a/c a hot day.

(1) You may be only on looking.
(2) If your the only one looking your the only one bidding or making an offer.
(3) If your the only offer the seller sees to day your the only offer the seller is considering unless its the offrs will not be looked at for several days or notice is needed to get in to the property.

PS: bring plenty of cold liquids in a cooler. Unless the property is cool expect to be dripping wet after entering closed up properties. You can always go to an air condtioned location or car to writ eup an offer afterword. Remember your approval or proof of funds and checkbook on every offer.

Looking out doors. Bring plenty of bug repellent. Where look pants and sleeves to avoid ticks and poison ivy, oak or summac and bug bites.

How to show the seller your a real buyer.

(1) Get preapproved or approved for a loan. Cash buyers need proof of fiunds in the form of a lender letter or bank statements/investment statement with you full name & address on it. Allfunds or loan data needs to be within 30 days. Remmber you don't need to show your max only what proof that it meets your loans or cash needs for the purchase.
(2) If you need a referral get one from you current lender or Realtor.
(3) Don't look at anything with out knowing what your limits are to buy prior to looking.
(4) Share this information with types of loans or information on if you need to sell or need seller contributions to purchase nwith your realtor to include with your offer.
(5) Sellers that don't see proof of funds to close will in most cases ignore offers until this is provided. So don't miss the home you want by trying to get this done after you find a home or someone else will be buying your dream home if 2 offers come in & the other has support to buy & your offer doesn;t have this.
(6) Remove as many contingencies as possible.

Beat the heat suggestion

Here's a few suggestions on how to beat the heat.

(1) Add to, turn on or, or consider buying homes with indoor air conditoning of all kinds: full system with duct work, window or wall units either portable or built in, fans of all types (whole house, desk top or floor).
(2) Pools either public or private. Kid pools, wadinpools, lap pools. Skip the hot tubs today.
(3) Beaches at ponds, lakes or oceans.
(4) Cold or cool showers or baths, sprinklers or hoses inside or out.
(5) Cooling towels or wet towels.
(6) Ice, ice water, cool drinks.
(7) White clothing reflects the heat away. Dark colors absorb the heat.