Goodwill Games

Here is an important reminder when negotiating on the sale of a home, whether you are the buyer or the seller. Over the past 25 years of selling homes in and around the lake country area I have discovered that price, terms, inclusions and closing date are not always the final factor in a successful transaction. Goodwill, the ultimate in intangibles has a lot to do with what the final price of a home might be.

Let me give you an illustration. Recently I was working with the buyer to purchase a nice home. The buyer wrote a good offer but not at a price that the seller liked. It was well within the parameters of a normal first offer, but lower than what the seller liked. The seller decided to ignore the good offer. Because they had other showings they thought that surely someone else would offer a higher price and they could disregard the only offer that was on the table. Well sure enough no one else made an offer, the deadline passed and the buyer was offended with no reply. Nadda, zilch, nothing. The deal never came together.

Then the buyer told me that had the seller responded in a timely fashion, the buyer would have certainly paid more than their initial offer. The seller still sits with an unsold home while the buyer has moved on to a different property. Goodwill was lost with the buyer because the seller chose to ignore the offer.

If I can encourage you when selling or buying to keep the Goodwill alive, you will be more successful buying and selling your home.

Looking Back and Forward

Back in February we expected to hear more about a settlement between the bigger banks and the AG's of most of the states. Due to the "Robo-Signing" some homeowners were wrongfully displaced from their homes. Foreclosures came to an abrupt stop while the mess was sorted out.

When we look at the the numbers nationally regarding predictions for the Real Estate market it is similar to a national weather forecast. But what about our area? In April a Settlement was reached and the foreclosure process began picking up speed.

In February Waukesha County was averaging about 50 homes sold per month at Sheriff's Sale. Today the number is closer to 120 per month. This number fluctuates each week but the overall trend is upwards with distressed sales. Who is buying all these homes? The banks. The first mortgage holder is generally the purchaser of the home and it may take that bank 6 months before the home comes back on the market. We still have a window of opportunity in the market right now.

Many future sellers I talk to today are under the impression that next year the market will be back. What they mean is home prices will be appreciating and the mess will be over. Based on the foreclosure activity it seems like we might be in for a little more distress. But the good news is we are moving our way out of the mess with more sales.

Homes that are wheelchair accessible

Finding just the right home is often a challenge. Location, amenities, bedrooms, floor plan are all conditions of choosing the right home. Now add to the list wheelchair accessible and the list suddenly gets very small. Wider hallways and doorways are beginning points.

How about access to the home from the garage and the front door? In our area typically there are two steps into the house from the garage and front door. This is not exactly wheelchair friendly. Once inside the home other factors to consider are the following: wider hallways, wheelchair counters, showers with a turn radius for a wheelchair, roll-in showers, elevators for homes with multiple levels, garages that will accommodate vans with lift gates, and the list goes on. How do I make my home wheelchair accessible?  The link provides some practical steps you can take to accommodate your home. If you are looking for a home in the greater lake country area that is wheelchair accessible ask your Realtor for assistance. You can also visit this link Hartland Home for a home that is wheelchair accessible with an elevator, roll-around shower, wheelchair counters and more. I also have a condo in Merton with a 3.5 car garage and "No-Step" entry from the garage and front door.

Tips to Buying a Relocation Home

Urban legends abound with regards to purchasing a home from a Relocation company or from a seller who is being relocated. Myth #1 I can steal this house because a corporation owns it. Nothing could be further from the truth. relocation companies spend a great deal of time obtaining the right price for a home. Most if not all firms have three local real estate opinions on value. These are the people who routinely sell in a specific area and have local knowledge. Myth #2: I am taking my chances on the condition of the home because the home is being sold through a relocation company.  Just the opposite is true! The amount of tests, inspections and work orders that a relocation company requires of the home owner is far beyond a typical sale. In addition many relocation companies offer a radon warranty. They provide the option of a long term radon test conducted over weeks (most non-relo sales are done over 3 days) and in the event that the long term test shows higher radon levels the relocation company will install a mitigation system at their cost. Myth#3 If the seller accepts my offer before the relocation company accepts my offer I could lose out to another higher offer. Generally speaking in my experience this is false. Once the seller has verbally accepted the offer and as the relocation company works through their due diligence, they will not sell the house to a higher bidder.

One complaint that many buyers have with relocation companies is the length of time for approval of an offer. While this is a valid concern-- a buyer who is prepared for this ahead of time can deal with the slowness easier if they understand that this is part and parcel of these types of transactions. This is our job as Realtors to help the buyer's understand how a relocation transaction progresses through their system.

August Events in Waukesha County

This great magazine landed on my desk yesterday and it is full of great happenings and news from Waukesha County. If you are looking for something to do in August this is a great resource.  Take note of the Waukesha Old Car Club that will be hosting its event in Frame Park on August 12th or check out the historic Mail Boat Tours on Lac La Belle from August 13-17th. That one sounds really fun. There there is the World renown arts festival in Oconomowoc from the 18-19th of August. To wrap up the month watch for the Wings Over Waukesha event, August 25-26. Need a place to walk the dog? Check out page 11 for a list of the Dog Parks in your area. What a great resource!! For More Information click here for the AUGUST CALENDAR OF EVENTS

Meeting the Appraisal

Most offers today in our market are subject to an appraisal. In the past these contingencies were rare, but today they are one of the most common contingencies second to financing. So what does this mean to you as a seller? Once you have negotiated the offer price with the buyer the contract must survive the appraisal process. I might note here that most do. However in the event that the appraised value is less than the offer price, a lender and or the buyer may ask the seller to reduce the contract price to the appraised value. This scenario does happen and causes great concern for a seller. The banks are concerned about insufficient value as is the buyer, so the pressure rests on the seller to concede to the new appraised price. Without the sellers consent the deal will not survive. It is so important in our market that your home is priced correctly to begin with. A legitimate list price generally escapes appraisal problems.

Picking a Mortgage Lender

There is more to finding the right mortgage lender than just the interest rate. That would be like buying a car because it is red. As a borrower you want to know a few things about the company before you commit. Here are a list of questions you might want to consider:

1. Where is the company located?
2. Will the loan be processed and underwritten locally or out of state?
3. How long has the bank or mortgage company been in business?
4. Is the company licensed to originate loans in Wisconsin? 
5. Are the "Pre-Approvals" certified by an underwriter or is it a Pre-Qualification?
6. Has a Good Faith Estimate been provided to you as a borrower? (this form breaks down all the costs of the loan)
7. Is the lender charging a origination fee?
8. Has a Federal Truth in Lending been provided? (this shows the loan program and the interest rate)
9. Does the loan have a pre-payment penalty?

Make sure you ask for these before you commit to a lender. 

Dog fences and the offer to purchase

Today many homeowners have an invisible pet fence installed in their yard to keep Fido from running into the street. When selling your home, it is always a good idea to list what equipment is staying with the property and what the you intend to take with you to avoid a conflict with the buyer.  Generally most sellers leave the transmitter and of course the wiring, but take the pet collar with them. I had one seller who wanted to take the transformer in the garage—this is generally met with skepticism and frustration by a buyer. Whatever you decide let your Realtor know your intentions so it can be properly documented in the listing contract and the offer to purchase.

There is a lot of confusion out there

Read Here about the Health Care Tax on your home

There is a lot of confusion out in the public domain regarding the 3.8% tax on your home when you sell to help fund Obamacare. Steve Harney from KCM spelled out what the new tax means in the best terms.  I have copied his blog here. Click on the link above for Steve's insightful summary. 

Mark Your Calendars NOW!

The Waukesha Rotary Club puts on this great Blues Fest each year and this year the entertainment should be very exciting. Rain or shine the event goes on as planned. There is a big tent that will seat 1,000 so with all the warm weather we have had and no bugs this is a great event to attend. For all the latest information click on the image to the left and you can buy your tickets on-line. Dates are August 10-11th! Mark your calendars now for this outstanding event sponsored by the Rotarian's of Waukesha!




When: August 10-11 2012
Where: Nagawaukee Park off HWY 83
Cost:$15-$35
http://www.waukeshabluesfest.com

What is Earnest Money?

Earnest money is generally provided either with the offer or after the offer is accepted by a seller. The earnest money is held in the listing brokers trust account or an attorneys trust account until the closing. The buyer is credited the earnest money at the closing. This money shows your intent and seriousness in the offer that you tender to the seller. In situations where there are multiple offers I have seen sellers pick an offer, if the terms are mostly the same, based on the earnest money. What a disappointment it is to a buyer who has their heart set on their dream home to lose out because they did not put enough earnest money in the offer. You should consult with your Real Estate professional when drafting your offer to put your best foot forward. Even in this market, buyers may only have one shot at offering their best terms for the home.

A Dose of Zinc May Help Your Roof

Easy to install zinc strips for good "roof health"

Have you ever noticed that on the north side of the roof moss can sometimes grow? Left alone the moss can prematurely wear the roof down. But there is a cure for this roof malady. Recently I met Jim Nelson, from James R. Nelson Remodeling of Nashotah, out at a home in Oconomowoc where he was installing zinc strips on the ridge of the roof. He told me that this was a safer way to remove the moss from a roof. The rain washes the zinc down the roof which kills the moss or offending growth. The installation takes a few minutes and is easier on the shingles than most other products. The strips will take a little longer to arrive at the desired outcome but also keep you off the roof, which is a great advantage.

What About Paint Cans?

Just a few hours and the paint is dried up

Check with your waster hauler for proper disposal

 Several weeks before the closing of your home you will want to consider getting rid of the unwanted paint cans. Unless the buyer requests the old paint for touch-up, the extra cans of paints are considered hazardous material. Since most paint is water-based, disposing of those unwanted colors is easy. First, contact your local municipality to determine their rules for proper disposal. In Oconomowoc, as long as the paint is hard, the waste hauler will take care of it. Veolia Environmental services the greater Lake Country area. For clean-up I purchase large tinfoil roasting pans then fill them with an inexpensive kitty litter. I pour the remaining paint into the pan, stir and in a few hours the paint is hard and can be thrown out in the trash. Take a few moments before the rush of the closing and take care of those extra cans of burnt orange and lavender paint!

Get Unplugged!

Once you hear what buyers say, over and over, about plug-ins, potpourri and scented candles you will want to go unplugged immediately. I was showing a very sharp house not too long ago. The seller obviously had a flair for decorating, the right furniture, colors and accessories, except…the smell. The plug in smell was not overpowering but it was enough to through the buyer off. Rather than focus on the home they wondered aloud if there was a cat in the house (no cat) or if pets had used the carpets (no pets). The point was the seller lost all the energy from the great furniture, excellent color palate and presentation because of the plug ins. It is time to get unplugged when you are selling your home. For all the work you expend to sell your home, don’t lose great opportunities because of a plug-in.

The Heart of the Home

Kitchens are not what they used to be when I was growing up. Back then kitchens were utilitarian spaces. We had our slide in electric ranges, a refrigerator, generally with the freezer on top and Formica counter tops. No one thought about industrial type appliances, granite counters and multiple refrigerators. How the times have changed. Our kitchens have become focal points of the house, rooms to entertain in and show off the latest gadgets. We linger around the island (if we are fortunate enough to have an island). And now with the prevalence of granite we are seeing more modest price ranges include granite as a selling point to attract those elusive buyers. So when choosing granite for this dynamic space what are some ground rules. I learned this from a decorator and substantiated by a kitchen re-modeler that the drama in the kitchen can be either on the top or in the back splash BUT don't do both. If you have a more dramatic granite selection with rich veins choose a more modest back splash design and same goes with the back splash.

What about granite tiles? I think the buyer's opinion on this issue speaks volumes. Depending on the price range granite tiles are non-starters. For a modest price range this will work, but if your home is north of $300,000 and you decide to do granite tiles as a quick update, this does not go over well with the buyer. The last thing you want, as a seller, is the buyer walking out of your home mocking your hard work and investment.

Kitchens offer more than a room to prepare a meal, they tell a whole new story!

A Kitchen Facelift

We made some great changes to this beautiful kitchen with the help of Laurie Flatt from Casa La Bella. The subtle changes added value and pop to this great space. Here was a surprise hint from Laurie:" Don't be afraid to paint the oak cabinets." The island went from stained oak to a rich mushroom color that makes the room. The new counters added the flair that the island needed.

Rain nor sleet nor Relocation??

No wonder stamps cost so much! The US postal service lost big bucks on relocating employees homes even the real big ones...over $1M!! Ouch...

Rainy Christmas Eve in Waukesha County

The Squirrels Never Had a Chance

My wife and I bought this squirrel feeder from Wild Birds Unlimited in Delafield for my parents back yard this Christmas. As you can see the Blue Jay is hogging all the peanuts. The squirrels never had a chance to get their little paws on the goods--poor guys. Dad said that the Blue Jays were lined up to take their respective turns on the wreath. As soon as one left the next flew in for some goodies. In less than 2 hours they had consumed half of this wreath. I hope you had a good Christmas and just enjoyed the fun with family or friends.

This is not Real Estate Related

From time to time it is nice to depart from all things Real Estate. A friend of mine recommended this book, "Stumbling on Happiness" by Daniel Gilbert. I checked our local bookstore Books & Company to obtain my copy. They are not paying me for this endorsement, but I prefer to shop locally, if I can and I really like brick and mortar business'. Besides I figured that if I had waited 3 months to get around to the purchase I could easily wait another day for the book to come in, so I placed my order. I know that is a bunch of useless information but oh well. The book has an interesting premise--What really makes us happy? Or conversely what makes us unhappy? The first chapter is engaging and I will report what I think about this book, not that anyone is really interested. Blogging is a fascinating thing. More Later...