In the highlighted areas we offer an extended list of services to you.
> Our ‘MLS listing share’ agreement gives you access to:
- Zoom/ Google virtual meetings where you can dig thru all sorts of critical date, such as…
- on-market listings ~ with far more in-depth ‘back end’ information than what the ‘magazine sites’ give you.
- deeper local to your area(s) of interest data reports for you make a better informed choice. eg:
- foreclosures &/or pending foreclosures
- if you can think of it, I can probably provide it.
> All of this ‘on-demand’ information is available AT NO EXTRA FEES OR COSTS’
Tell us what your looking for:
We start screening your prospects. You have access 24/7 to the process unfolding as we interact, screen, evaluate, and communicate with them. YOU ultimately choose. This can include anonymously screening your pre-selected potentials against others in your new area.
Selling a house ? Its about 1 buyer, not ‘hits’, not ‘showings’. Meet & Discuss
- Pricing too high:
- The big reason I use an in-depth approach model to a pricing range is because I feel is THE Most important aspect of the selling experience. Buyers have had their search app set to send them updates. Overprice and you’ll show up in searches of properly priced homes. ‘Days on market‘ ? What does this mean to you? No other brokerage uses our valuation model OR our approach to prevent the ‘stale’ listing.
- Fist impression:
- Flowers, lawn, edging, lights (if eve). If it doesn’t draw the eye away from the next house, buyers have already started to look for reasons they don’t like the inside once they step through the door.
- Making the place ‘sell – ready’:
- Selling a house, car, or garage sale items … dirty, and non-functional aspects are over emphasized the potential buyers mind(s). Clean and fix as if you are looking to buy it! This includes emptying storage areas and staging…without clutter. You’re not selling a candy bar – do the work, glean the $’s.
- The inspection, do it before the offer(s):
- Sellers that won’t take my word for it should get an inspection up front. Why? You can present it as part of the marketing material and avoid the offers that try and hustle the seller after tying up the house with ‘nit pick’ things that you should have attended to before. Fix it, or disclose it before they write – thank me later.
- Taking feedback as a personal attack:
- Why are sellers shocked that buyers also want the best deal? Its numbers. Lets update the valuation spreadsheet, then as dad said ‘tell them what you WILL do, not what you won’t’…. the house is sold, if you want to buy it back, state your price.
Do those home sites make you wonder what you are getting.
- Lots of ‘hits’! Are they qualified buyers or just ‘photo surfers’?
- Lots of showings. Ready to act buyers? … or agents using your house to compare against?
- The data you need to make a big decision.
- ‘Drill down’ marketing to bring ones that really want your place (and will pay for it).
- ‘Property Specific’ (not plug-n-play):
- Comparative Market Analysis (CMA) that takes more than a few minutes. Most are very over-simplified. Zillow reviews.
- Pre-listing ‘to do’ list.
- Website that showcases your property ONLY without distracting ‘click-aways’.
- Marketing using specific demographics & interests unique to your offering.
- Videos of your property and area.
- Your own portal space – 24/7 access.
A significant part of any move, relocation, addition of 2nd home, or estate plan involves taxes; income taxes & property taxes for starters. Hence, below is a primer how to not accidentally double your property tax bill, or conversely, overpay if not need be.
Principle residence: Plan to return after ‘short absences’. Assessor will look at: min 6 months per yr occupancy, mail, driver license, voting registration, utility usage consistent.
Trust will allow PRE to the grantor in most situations. Does not apply to family LLC’s or other entites. A residence that has been transferred into a Limited Liability Company, a Partnership, or some other legal entity will cease to be qualified for the principal residence exemption.
May 1 for summer tax bill, Nov 1 for winter tax bill.
Scenario #1: 2 principle residences
- Both are claimed as principle – one owner/person
- Best to rescind one no matter if it is across town, across the state, or across the country.
- Both are claimed as principle – two owners/persons
- What address and filing status (‘joint’ or ‘separate’) do they file on 1040?
- Can you demonstrate per ‘principle residence’ definition above that it is indeed your princ. res.?
- From linked article below: ‘…What if you are husband and wife? State and Federal laws are nothing if not unclear about this distinction. The general approach is that we treat married couples as a single unit. However, … for purposes of the principal residence exemption, if a husband and wife file a joint (MFJ) income tax return, they are entitled to one exemption for their “marital unit.” However, if they file separately (MFS), they may each claim an exemption. Beware, however, that they will still have to demonstrate the “intent” reality discussed above. In most cases, unless the parties are separated, that will be pretty difficult to do….’
Scenario #2: Short term renting our residence
Even though ‘guidelines’ suggest if a property is rented > 14 days per year it is not a ‘principle’ residence, this is inconsistent with recent court rulings and the source law:
- ‘… Concerned about losing your homestead exemption because you have been renting your home for more than 14 days per year? Fear not, as the Michigan Court of Appeals recently ruled in the taxpayer’s favor on this issue. Michigan’s Principal Residence …’
- Per statue: ‘ … the MCA ruled “the PRE guideline provision relied on relied on by the Tribunal is erroneous and inconsistent with the GPTA (Michigan General Property Tax Act – added). Renting one’s home for more than 14 days does not disqualify a homeowner from the PRE.” …’
Scenario #3: Current house for sale, new house already purchased.
- State of MI realized homes are not always bought/sold simultaneously. Further, during ‘down’ markets – or slow times of the year – homeowners may wish to time the sales process of the old home. Hence, you may have an ‘on-market’ home still receiving a PRE for up to 3 yrs.
Links for further reading:
Please seek you own professional legal, tax, real estate, and insurance advice – not to the reliance of this article.
Isn’t everything done best via the MLS? Lets look.
Meet & Discuss Further <|> Share Your Buy Wish List
- Often seller(s) who want a highly controlled, minimally invasive, & best outcome approach to the selling process… a “rifle style”.
- The agent/broker who wants to take the time, target the marketing, minimize interference without publishing so much history and pricing data that it works to the buyers, not yours (the seller’s), favor.
- The websites that sell ‘buyer leads’, they need to control the data. (Zillow/ Trulia/ Estately/ Redfin…)
- The buyer or buyers agent that wants as much control over the seller and their ‘story’ as possible.
- The ‘nosey neighbors’.
- The friends that want to know know more about you!
- A less than scrupulous agent that wants to put your house on ‘the tour’. In reality your home is a stop on the way to the one they want you to write an offer on.
- These are NOT real & qualified buyers of interest. They like the “shotgun style”
Perhaps look at it this way: Do you prefer thousands of curious lookers, or the highest thousands of $’s?
More about Selling ?
Like to talk further ?
Selling a house ? Its about 1 buyer, not ‘# of hits’, not ‘# of showings’.
Meet & Discuss Further
35 yrs as a Realtor/ Broker, always as an independent, not a franchise. Why?
Those ‘online dating’ sites make you wonder what you are getting.
- Wow, lots of lookers! Are they potential/ qualified buyers or just ‘photo surfers’?
- Ya, lots of dates – aka: showings. But again ready to act buyers … or just neighbors getting decorating ideas or agents using your house to compare against the one they plan on showing after yours?
Franchises are fine. They have a place. But my clients find when they ask for “Mr/Ms Top Producer”, they really get a group of less experienced ‘specialists’ & ‘processors’, etc. lacking a global vision. Marketing ? Those producers do have their systems, yet are they customized enough to make you feel you are getting:
- All the data you need to make a big decision?
- ‘Drill down’ marketing that will bring out the ones that really truly want your place (and will pay for it)?
- ‘Property Specific’ (not plug-n-play/ off the shelf):
- Comparative Market Analysis (CMA) that takes more than a few minutes. Most are very over-simplified in methods AND accuracy? See my Zillow reviews.
- Pre-listing ‘to do’ list?
- Custom made mailers?
- Website that shows your property ONLY without distracting ‘click-aways’?
- Web advertising using specific demographics & interests unique to your offering?
- Videos of not only your property but also the area leading to your home?
- ‘Adwords’ on different search and social platforms?
- Your very own portal space – feedback and doc’s area to enjoy (or ignore) 24/7.
Summary: Make sure your selling agent/ broker can get past the ‘plug into’ format. Quick-n-easy tools are great for the new agent – often simplistic/ standardized. Are they best for you? Remember what you need. A buyer – 1 buyer to be exact.
Are the 1000 hits and 25 showings qualified and interested? or curiosity seekers? It is the ‘drilling down’ on that 1 unique buyer to get the best price with the least interference, at least in my approach!
Test your water regularly and as part of a purchase offer if a home has well water. Why ? There are all sorts of carcinogens in most ground water – not all is at high levels, but you need to stay informed. Recent cancer diagnosis of friends have brought this to my added attention. They eat clean, and live healthy otherwise.
You can use a state or local lab, but I’ve added a link to National Water Testing, a lab I recommend.
Call me first before testing for more details if you are considering buying or selling.
Per Inman News article
Zillow, and other third-party real estate search sites like Trulia, have made a big push to get data feeds directly from brokers and MLSs because, without a direct feed, the portals face accuracy and timeliness issues with the listing data they get from a variety of sources.
A recent study by the brokerage and referral site ZipRealty, for example, showed that 16 and 17 percent of the homes listed as for sale on Zillow and Trulia, respectively, in the markets the study looked at were not listed as for sale in the MLS.
The point here is when you are ready to get to work on your buy/sell activity, there is no substitute for a licensed flesh and blood brokerage that has access to info you need – when you need it.
Ask me about the house they ‘valued’ at $184k then $93k just after I’d sold it for $150k! The seller pointed me to a similar house listed a block away – ‘Zillowed’ at $160k – eventually sold for $85k. Take it from there.
More <|> Meet & Discuss Further <|> Share Your Wish List
Good article on selling the `ol family home. Other houses are selling, yours isn’t – but why ?
At this point I’ll switch to a quote from the MI Assoc of Realtors magazine article: “….“See, it’s like this,” he says. “The house looks as if the Brady Bunch still lives here.” What he means is, the house hasn’t been updated since you and your siblings have moved out….”
If you haven’t heard it a million times:
- Neutral colors
- NO personal items on the counters/tables/walls
- Front door has fresh paint and lockset
- Bath and kitchen are updated
- Any storage areas 60% occupied at max
- Mow lawn/ wack down the shrubs/ fresh mulch/ and flowers
- Clean clean clean clean
Option #2: Empty the house of all but a minimal amount of furniture and discount it by 30-40% and let the buyers make the upgrades. Caution, the house still needs to be clean and mostly empty so they can easily evaluate or prepare to discount even further.
You’ve heard about “disclosure”… well, I believe that a Guest at an Open House needs to disclose if:
- They are only being nosy – looking for decorating ideas
- They’re hungry and looking for a cookie
- They need to use the bathroom
- They’re casing the joint for goodies
- They have ever been, or intend to be, rapists, murderers or other deviants
How does your broker attract well qualified serious buyers? How are they screened once in your home. Are your ‘smart house’ tools up to date and your valuables out of reach?