Triangle Area of North Carolina Real Estate Podcast with Ruby Henderson

Today’s topic is a great one for any current or potential home sellers out there. It’s a protective mechanism for you to use while in the process of hiring an agent.

When you go to hire an agent to help you sell your home, you want to interview several of them to make sure you have the right fit. I have two words for sellers to say to any agent they are interviewing. The two words? “Show me.”

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These two words are essential for any seller to hear.

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For example, “Show me what you’ll do to get my home sold for top dollar,” “Show me your marketing plan and budget,” or “Show me what you have to offer.” Then you can see what an agent is doing, rather than them telling you what they hoped to do.

If you’re interested in buying or selling anytime soon in the Triangle area, don’t hesitate to give me a call or send me an email. I would love to hear from you soon.

Today I’m back with a topic that a lot of home sellers have been asking about. Choosing to sell is a big financial decision, so I want to share 10 questions that you need to ask before hiring any Realtor.

1. How many homes have you sold? You can sell 200 homes, but if it’s over a 20-year period, that’s not very good. You want an agent who is consistently selling a lot of homes every year.

2. What is your average days on market? This is a measure of how long it takes them to sell homes. You want as low of a number as possible. My team’s average is half the MLS average.

3. What is your list-to-sale ratio? If someone lists homes at $500,000 and ends up selling them for $150,000, that’s bad.

4. What’s your ranking? Are they a top agent or on a top team? The higher their ranking, the better their reputation is in the industry.

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These are the best questions to ask.

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5. Do you have any references? It’s one thing for someone to talk highly about themselves, but it’s more important to have other people speak the same.

6. Do you have a team or are you working as an individual agent? Teams are very good for protecting sellers.

7. What is included in your commission? They might make you pay up front for staging, videos, measurements, and photography. All of those things are included for free with our commission.

8. What is your commission rate? If you are being charged a commission, you need to know exactly what’s included in that.

9. What are your marketing strategies? Marketing is one of the most important things a seller can ask about. Ask your agent what their approach is, how they are going to market, and what they are going to market.

10. What is your marketing budget? Don’t have them just tell you—have them show you too. If an agent can’t market your home properly, they are doing you a disservice.

Be sure to ask every agent you interview these 10 questions to protect you, your home, and your money. If you have any questions for me in the meantime, don’t hesitate to give me a call or send me an email. I would love to hear from you soon.

If you’re a pet owner, you’ll need to keep your furry friends in mind when making the transition into a new home.

I’ve got a few tips today that can help you make your move as pet-friendly as possible.

1. Be aware of local pet laws and regulations. If you are moving into a homeowners association (or HOA), you should be able to find this information available through the community guidelines. Even homes outside of an HOA may have restrictions, though. Make sure you do your homework before you make your move.

2. Does the home have a fenced-in yard? This is a major factor to consider when buying a home as a pet owner. If the yard isn’t fenced-in and you need it to be, you’ll need to make sure this is allowed within your neighborhood. 

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Your neighborhood should be as good a fit for your pets as it is for you.

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3. Is the area safe for pets? Your neighborhood should be as good a fit for your pets as it is for you. One thing I always advise my clients to do is to take tours of their soon-to-be area. Check out the neighborhood you’re interested in at multiple times of day and at various times of the week. This will give you a feel for whether or not the community would be a good fit for you and your pets.

4. Is the house pet-friendly? When looking at homes, make sure you keep your pet’s needs in mind. Adequate space is one major aspect to consider during your home search.

5. Can your pet handle the stairs? If you have an older pet, or one who is too small to handle the steps, stairs could definitely be an issue.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

It is important to pay attention to the seasons when you prepare to sell your home. If you plan on selling this winter, here are a few things you can do to prepare your home accordingly:

1. Take photos as soon as possible. Hopefully, you can get listing photos done while there is some foliage on the trees and the bushes are still blooming. Depending on the area, the earlier you take photos, the better.

2. Take it easy on the holiday decor. Some people have a lot of fun and go crazy with holiday decorations. You may love your holiday decor, but keep in mind that less is best for home showings and listing photos.

3. Always keep your curb appeal in mind. Take a step back and make sure your curb appeal is still nice and neat during the winter months.

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Buyers love walking into a bright home, so make sure all your lights are on for showings.

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4. Safety matters. Make sure that your home is safe and easy to walk around. Shovel and salt the driveway and sidewalks, and put a mat down in the entryway or foyer. You don’t want anyone to hurt themselves or break anything when they come in for a showing.

5. Remove clutter. This is always true, but it’s especially important in winter when people tend to have more stuff. Get rid of as much as possible.

6. Make sure that everything is functional. Make sure the HVAC works and that all the lights turn on.

7. Light it up. Speaking of lights, buyers love to walk into a bright home. Whether you or your agent turns on the lights, or you use a remote control light system, turning all the lights on before a showing is key.

8. Consult with your real estate agent about pricing. The winter market is a little different, so be sure to get an updated comparable market analysis to make sure your home is priced to sell this winter.

If you have any other questions about selling your home this winter, just give me a call or send me an email. I would be happy to help you!

We speak to many people who consider selling their home as FSBO (or For Sale By Owner), so if you’re a home seller and you’re thinking of doing the same thing, we have an offer for you.

First, there are a couple statistics regarding FSBOs that you need to be aware of, as reported by Inman.com and the National Association of Realtors:

• 90% of all homes sold are sold with a Realtor. Of the 10% that are sold as FSBO, the majority are short-arm transactions, meaning the seller knew the buyer beforehand.

• Sellers typically earn 18% more when they work with a Realtor.

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We’re here to help all the FSBOs out there.

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However, there are some FSBOs out there who are having success, which is why I’d like to reach out to you if you’re an FSBO home seller and say that we’re willing to help you—for free. We’re here to help you while you go through the entire process of selling your home on your own.

Think of us as a lifeline—we’re an expert in the business that you can call anytime for help. What typically happens in this case is we help get your home sold. As a result of that, hopefully you’ll refer us to one of your friends or family members who need a Realtor to help them sell their home.

It’s a win-win situation—you win because you get your home sold, and we win because we get to help you and potentially get a great referral along the way.

If you have any questions about this offer or you’re curious about what’s happening in our market, don’t hesitate to give us a call or send us an email. We’d love to help you.

We always try to support our partners who are doing good out in the world. Today, we’re going to discuss the great work being done at The Assistance League. Want to sell your home? Get a free home value report Want to buy a home? Search all homes for sale Today, our topic is all about giving back. Even though everything we do all day is real estate-related, there’s a lot more out there than just real estate. Anytime we come across a partner who is giving back to the community, we want to share it with you. I’d like to introduce you to The Assistance League of the Triangle Area right here in North Carolina. This is one of 120 chapters of The Assistance League, and all the funds are raised and spent locally. The entire staff is made up of volunteers as well. “ This is something we’re very passionate about. ”Their signature program is called “Operation: School Bell” which provides school supplies, new clothing, shoes, hygiene items, and more to over 1,800 children in 24 schools here in the Triangle area. This is something we are very passionate about. If you are too, please check out their website here and consider making a donation. If you have any real estate questions in the meantime, don’t hesitate to give me a call or send me an email. I would love to hear from you.

Whoever negotiates best will be in the best position to sell their home for top dollar, so here are a few tips that will help you negotiate with buyers. Want to sell your home? Get a free home value report Want to buy a home? Search all homes for sale When your home is on the market and you have an offer potentially coming in, what is the most important thing you can do? Prepare to negotiate. He or she who negotiates the best will be in the best position to sell quickly and for top dollar. That being said, here are a few helpful tips you can follow before negotiations start so you can get a feel of how they’ll play out: 1. Check if the buyer has been qualified to buy a home. One of the first questions you must ask them is if they’ve been qualified through a certified lender. 2. Ask the buyer if they’re working with professional, licensed agent. If so, that’s good news because you can cross most of the t’s and dot most of the i’s to make sure all parties are protected. 3. See how long the buyer’s been looking for a home. If yours is the first home they’ve looked at, you might want to beware because most buyers don’t buy the first home they look at. 4. Ask if they’ve been approved to buy. It’s one thing to speak with a lender; it’s another thing to actually have at least a pre-qualification letter. Even better than a pre-qualification letter, though, is a pre-approval letter, which means all stipulations have been removed and that buyer is ready to buy your home right now. 5. Find out if they’re a contingency buyer. This means whether or not they already have a house they need to sell before they can buy your house. 6. Ask the buyer if there’s any urgency involved. Do they need to move in next week or four years from now? “ Be prepared, know your facts, get everything in writing, and create a win-win situation. ”Once you get past these tips and find that you have a ready, willing, and able buyer, it’s time to negotiate. Here are some of the negotiators you’ll deal with: 1. The “High Authority”—This is the type of buyer who brings their dad, grandpa, or some other third party who will act as the higher power to negotiate against you. 2. The “Nibblers”—The nibblers keep negotiating and don’t stop. The best way to protect yourself against them is have everything in writing and know your position so you can stay strong. 3. The “Good Guy/Bad Guy Tandem”—This is usually a husband-and-wife team—one acts as the good guy while the other acts as the bad guy. The buyer can also pull this act off with their agent. The way you protect yourself against this strategy is to have everything in writing and meet with all parties at one time to discuss every topic at hand. 4. The “Would You Take That?” negotiators—These are the people who just throw out numbers and offers. 5. The “Guilt-Trippers”—These people will try to guilt-trip you into accepting their offer by telling you about their past hardships—be they real or fabricated. There’s a lot of money on the line in a home sale, so again, stay strong Once your offer comes in, be prepared with a counteroffer. You don’t want to wait more than a day or two, because your buyer might get anxious and move on with their home search. Remember, when it comes to negotiations, be prepared, know your facts, get everything in writing, and create a win-win situation. That last tidbit is a hallmark of mine so everyone can walk away from the table with something they’re happy about. If you have any questions about negotiating or you’re thinking of buying or selling a home in the Raleigh area, don’t hesitate to give me a call or send me an email. I’d be glad to help you.

If plan on selling your home on your own, make sure you avoid these seven “For Sale By Owner” mistakes. Want to sell your home? Get a free home value report Want to buy a home? Search all homes for sale If you’ve decided to list your home as “For Sale By Owner,” congratulations. It can be a challenge, but there are a few people out there who can do it. That said, according to the National Association of Realtors, 90% of all homes that were sold last year were represented by an agent, Realtor, or real estate professional. Of the 10% that were FSBO properties, just over 50% of them were a shorthanded transaction, meaning the owner sold their home to a friend, family member, or someone they knew. Of the remaining 4%, about 2% successfully sold on their own, while the remaining 2% pulled their homes off the market. There are seven common mistakes that you should try to avoid if you plan on selling your home by yourself: 1. Pricing your home inaccurately. This is the No. 1 mistake most FSBO sellers make. Test the market data to make sure that your list price is effectively positioned in the market. 2. Not preparing your home for the market. Many FSBO sellers just put their home on the market and hope for the best. Unfortunately, in today’s market buyers are looking for turnkey properties or homes that have been prepared as best as they can be. 3. Not marketing your home correctly. Most FSBO sellers don’t have the understanding or wherewithal to market a home properly. Marketing is one of the most important parts of selling your home these days. “ Marketing is one of the most important parts of selling a home. ” 4. Not understanding the paperwork. There is a lot of money on the line. If you don’t dot your i’s and cross your t’s, you could be putting yourself in a harmful situation from a liability standpoint. 5. Not understanding the proper terms and conditions. When speaking with buyers or industry professionals, you may agree to terms that you don’t understand, which can put you in a negative financial situation. 6. Saying the wrong thing at the wrong time. Just because you did a repair doesn’t mean you have to bring it up. As long as it’s not an active issue, you are protected. You don’t have to talk about what happened when the house flooded or the foundation crack that you’ll repair. 7. Overlooking details. Some FSBO sellers are simply not educated on the process. There are many steps involved in a successful home sale, and an overlooked detail could cost you tens of thousands of dollars. Avoid these seven mistakes and you may be one of the successful FSBO sellers in 2017. If you have any other questions or you are interested in working with an agent to sell your home, just give us a call or send us an email. We would be happy to help you!

If your home is sitting on the market without any offers, there are three steps you can take to make sure it’s properly positioned in the market. Want to sell your home? Get a free home value report Want to buy a home? Search all homes for sale What should you do if your home has been on the market but you haven’t gotten an offer yet? That’s why there are a few firewalls we install when working with our sellers so that they can sell quickly and for top market value. If your property is just sitting on the market, luckily, there are a few steps you can take to sell your home. 1. Check your listing. Make sure your home is properly labeled and categorized on the MLS and in all of its marketing materials. I’ve had sellers come to me unable to sell only to find that their four-acre property was listed at 0.04 acres, so people looking for acreages didn’t even know their home was available. So, make sure that your home data is correct. 2. Make sure your home is strategically marketed. If you’re selling on your own, make sure you’re marketing more. Otherwise, go to your agent and see exactly how much exposure your home is getting on the market. If your agent is marketing your home correctly, they will be able to support that data by pulling in supporting information. “ Make sure that your listing data is accurate. ” 3. Conduct a comparative market analysis. There’s no better way to find out what the market is doing than by doing a market analysis. Look at what homes are comparable to yours. Find out what’s going contingent or under contract. Most importantly, look at what homes are being closed on in your area that are very comparable to yours. Now, the National Association of Realtors has said that if your home is active on the market and (no matter which comes first) has had 10 showings or gone 14 days with no offers, then there’s something wrong with the listing. If you go through the three steps I mentioned above and you don’t have any offers, you may need to go through a price reduction to get to your accurate market price. You can never predict what your home will sell for, but these steps will properly position your home in the market. If necessary, a price adjustment will help your home move. If you have any other questions about selling in our current market, just give me a call or send me an email. I would be happy to help you!

Want to help your home stand out from the crowd? Start with these three tips. Want to sell your home? Get a free home value report Want to buy a home? Search all homes for sale If you are considering selling your home or you’re in the process of doing so, there are certain things you can do to help make your home more appealing to homebuyers out there. Here are the top three things that homebuyers are looking for when buying a home: 1. Curb appeal. When a buyer views your home online or in person, the first thing they will see is its curb appeal, or how it looks from the outside. Pay special attention to the paint, the shutters, shrubbery, and sidewalks. Make sure your home looks as good as it possibly can from the outside so you make a great first impression. 2. Show off your space. A majority of buyers move because they need more space, so try to clear out as much as you can from your home before listing so you can maximize your space. Don’t keep things cluttered with personal items, photographs, and trinkets. “ Buyers love updated homes. ” 3. Updates. Buyers love updated homes. There are plenty of simple things you can do in the kitchen and the bathroom to impress them. Update as much as you can within your budget before your home goes “live” on the market. These are just three quick things you can do as a seller to not only speed up your sale, but maximize its price as well. If you’re in the Triangle area or you have any questions for us, don’t hesitate to give us a call or send us an email. We would love to hear from you.