A home appraisal is an objective “opinion of value” conducted by a licensed professional to estimate the worth of a property. Appraisals are usually ordered by the buyer’s lending agency, but can also be requested by a seller who wants to determine a reasonable asking price for the home.

A certified home appraisal helps you get as much from the sale of your home as possible by pricing it based on its actual market value. If the selling price you set is too high, the home will remain on the market, attracting lookers but no serious buyers. If the price is too low, you could be sacrificing some of your home equity by selling for less than the house is worth.

Home appraisers evaluate the features and amenities of the property against other homes of comparable size in the neighborhood that have sold during the past several months.

A standard appraisal also takes the condition of the home into account. If repairs are needed or code violations exist, the appraiser subtracts these factors from the value of the home.

If the homeowner has made recent improvements or renovations, the appraiser adds the upgrades to the value of the home. All the factors are then tallied and a final “opinion of value” is given in the form of a certified appraisal.

Your real estate agent may suggest that your home will show better if you do some “staging” before listing it for sale.

What staging means is that you allow someone else to set up the furniture, lighting and accessories in your home for the benefit of the prospective buyers who will be looking at the property.

Staging differs from interior decorating, in which home accessories are chosen and permanently installed to suit the tastes and preferences of the homeowner. Staging is done with the targeted pool of buyers in mind, and designed to last only until the home is sold. The term “staging” suggests a theater set, and that’s close to defining the concept.

One of the goals of home staging is to “neutralize” the home, to make its style and arrangement appealing to the average buyer for a specific neighborhood and price range. Part of the process is to remove the highly personal touches that have made your house uniquely your home. It’s far easier for the home stager than the homeowner to do this objectively.

Stataging Strategies

Prospective sellers are often unaware that a few key improvements can shorten the selling time of their homes and add to the sale price.

A marketing strategy that includes “staging” will help you reach those goals.

When you stage a home, you give buyers the opportunity to envision themselves living there. A professional stager will set up your house so that it shows like a model home. But you don’t have to be a staging expert to employ artful techniques to make your home look its best.

Start with fresh paint in light, neutral colors that complement the flooring and the window coverings.

Purchase new luxurious towels and matching rugs for the bathroom and use your best linens in the bedroom.

Clean and simple is best. Shampoo the carpets.

Put worn or shabby furniture in storage.

Remove personal items that clutter up counters or dresser tops, and replace them with flower arrangements and healthy plants.

Staging your home for success will reduce the market time and yield a higher price for your home!

Establishing the correct price for your home when you first put it on the market has even greater importance if you are selling a million-dollar-plus property.

Buyers who are shopping in a high-end market are likely to be well educated in real estate protocol, and well aware of how other properties are priced.

If a luxury home is overpriced by a quarter of a million dollars, a qualified buyer will probably look elsewhere, or wait for you to drop the price.

What features can legitimately push the listing price to the top of its range? Generous square footage in the house and on the lot, a glorious view, lakefront or oceanfront access or a glamorous history all add up to a winning listing.

The amenities must be equal to or better than those of neighboring homes in the same category.

According to industry research, the most popular luxury home amenities currently include super security systems, gourmet or designer kitchens, home theaters, topiary landscaping, hot tubs, swimming pools and boat docks.

Escalating utilities costs make energy-efficient homes very attractive.

It’s always price.

You have to be competitive.

I tell people it is the agent with the customer who has to be convinced that your home is fairly priced or they won’t show it.

You need the showings to sell so although condition is important, neat and clean, pricing is everything. Be careful!

Housing needs change throughout our lives: singles needing a place to call their own; young families needing more space; retirees wanting less to take care of and/or needing more support and services.

Many seniors stay in their old homes and are perfectly content to be there. Others find their thoughts turning to a new home and/or a completely new way of life. And still others remain in familiar homes while independent yet plan ahead in case assisted living becomes necessary.

If you or any older family members have reached the point where a retirement move might be your best strategy, here are a few thoughts to consider:

Over Housed -
Rattling around in an empty nest, paying more taxes than you use - utilities and maintenance - if retirement means a cut in income, would a lower-priced home, townhouse, or condominium be easier to manage on your resources?

Equity Needs -
For some, equity built up in a home is their main retirement savings - sometimes a move is needed to convert that equity into cash and income to be secure for the oncoming years

Demanding Upkeep -
Do you have the time, energy or interest to paint, clean, mow, etc. - will the roof need replacing soon or the heating/air conditioning need repair?

Style vs Physical Comfort -
Too many stairs/steps - wheelchair accessibility; safety/security; adequate lighting and heating.

Changed Neighborhood -
Friends, relatives, neighbors, doctors, merchants gone - maybe you should consider moving too

Family Proximity -
Children, grandchildren - cut down on travel time or perhaps you need regular assistance from a family member

Improved Lifestyle -
Maybe you’d like to relocate to a more economical, lower-maintenance home - lock’n leave” as we say in real estate biz - golf, bridge, clubs, walking trails - maybe you want to be near old friends or in a community where you can make new friends with similar interests

Financial Planning -
Careful planning and sound expert advice are crucial to a successful move - consult your financial advisor and/or accountant - see selling your home tax free

Below is Anne´s Market Success Checklist which will help you prepare your property so it shows at its best:

Interior Checklist:

• Check attic vents for blockages (e.g., bird nests, etc.)
• Have heating and central air systems checked by service person and replace filters where necessary
• Check humidifier for proper operation
• Have service person check water softener for proper operation
• Check sump pump for proper operation and that cover is securely in place
• If appliances will remain, make sure they are in good working condition and owner’s manuals are available
• Check all faucets for worn washers and pipes for leaks; repair where necessary
• Re caulk tub and shower enclosures
• Have entry area brightly lit and clutter-free
• Paint hallways and rooms off-white where necessary
• Repair settling cracks and water marks
• Repair loose wallpaper
• Shampoo carpets and wax floors
• Wash windows
• Clean kitchen closet and cabinets
• Clean hallway, bedroom closets, storage and basement areas
• Store excess furniture and possessions in attic or basement
• Make sure pets’ litter boxes, cages and bedding are clean and odor-free
• Leave lights on in dark rooms if there are no wall switches; leave shades up and allow as much light as possible to penetrate home
• Increase wattage in light fixtures
• Determine what kind of insulation you have
• If your property has had termites or carpenter ants, check your warranty

Exterior Checklist:

• Clean window wells, dry wells and storage areas of debris
• Exterior paint: touchup minor areas, repaint paint shutters and front door
• Roofing: secure any loose shingles, replace damaged areas
• Chimney: repair loose bricks, clean flue, repair chimney cap
• Gutters: clean and repair gutters, replace leaders and gutters where necessary
• Pruning: prune large trees and shrubbery, remove dead foliage
• Mason or stucco cracks: repair with caulking compound
• Locks: lubricate, repair or replace locks, have keys made for main entryways
• Keep lawn mowed, leaves raked, driveway and sidewalks clear depending on season
• Area around front door should be neat
• Check front door bell, light fixtures and mailbox - plants or flowers will perk up the entrance
• Wash windows
• Make sure house number is visible
• Replace outside lights with higher wattage bulbs
• Remove stored items around house, pool and garage
• Check all windows, screens and storm doors; repair or replace broken items; insects and bird nests from eaves
• Clean garage
• Provide records on wells, septic, furnace and central air systems (who serviced them and when last serviced)
• If available, provide land survey; define easements, neighborhood assessments or covenants on land

1. Wrong Price
The right price is the single most important factor in selling. Those listings that are priced 5% over market value tend to have a discouraging effect on buyers - most of whom will be scared away from looking, thinking they can’t afford.

2. As-Is
Physics shows us that energy follows the path of least resistance and so do people - most buyers want an inviting home with move-in condition, one looking as good as a model home. Those willing to do fixing and repairs automatically subtract the cost of needed fix-ups from the price they offer - either way, you save nothing by putting off fix-ups and likely slow the sale.

3. Lack of Curb Appeal
First impressions are everything and we only get one chance - curb appeal helps buyers fall in love at first sight - or not at all. It is very hard for stellar floor plans and/or tasteful interiors to overcome unflattering outsides - spruce it up by adding potted flowers out front, a wreath on the door, brass lighting fixtures - create that “buy me” look and voila.

4. Dreariness
Clean and bright wins - can’t beat fresh paint (neutral colors are best) and/or new carpeting (replacing for condition and/or color), both of which can make a big difference. Elbow grease is often as effective as spending cash: purge the junk you’ve accumulated; clean each room from top to bottom - focus on the three most important rooms - kitchen, master bedroom, garage. With respect to the kitchen, clean off counters and unclutter cupboards - some prospects will judge the whole house by the cleanliness of your oven or refrigerator. With respect to the master bedroom, move/remove furniture to create spaciousness. Also, the ideal garage should show only cars and perhaps an orderly display of garden tools.

5. Over-Improving
Sometimes we can over do it and not recoup are investments - if your improvements push your home’s value more than 20% over the average neighbors, then don’t expect to recoup entire cost - kitchens and bathrooms offer best return on investments - roofs and others as needed

6. Lack of Flexible Financing
Consider accepting FHA and VA financing; offering seller financing; paying closing costs or points; providing a decorator’s allowance; and/or other irresistible buyer incentives - the more options you provide the more prospective buyers will be attracted.

7. Lone Wolf Syndrome
Surveys show that those who go it alone (self sell) net less than those who use a professional agent - selling is a team effort (e.g., selling and listing agents, attorneys) - there’s a lot to bringing qualified buyers and then keeping things on track till settlement - the pro’s have “been there, done that.”

8. Socializing
The presence of your family detracts from a prospective buyer’s focus - keep children and pets underfoot - an agent need to show buyers what they need to see, let them focus on advantages versus socializing. Be away during open houses but leave a phone number where you can be reached quickly; alert your listing agent if another agent shows the property and leaves a card behind for follow-up.

9. Sparring
Unlike boxing, negotiations only work if win-win is the foundation - keep a positive frame of mind - both of you want same thing (i.e., sale) - leave most of discussion of price, terms, possession and other conditions up to your agent.

10. Delayed Response
Replying immediately to an offer is the most important move you can make - when one makes an offer, right then, they are in mood to buy and moods as we know change - you don’t want to lose a sale because you stalled in replying.

Making a mistake in selling a home can cost you hundreds or thousands of dollars in lost profit. Often home sellers make the same mistakes over and over. Avoiding these mistakes is easy and takes little time and effort on your part. Take the time with your home sale and follow the guidelines in this report.

1. Distress Selling: At times, selling quickly is unavoidable. That’s when knowing the right techniques to sell your home, without looking desperate and making yourself a target for low bidders, really pays off. Know all there is to know about your market before listing and work hand in hand with an experienced real estate professional. Ensure that you are comfortable with the Realtor’s report regarding fair market value and expected sale time. Ask your Realtor for comparables in your area. A normal competitive market analysis is several pages long and should provide you with all facts from the last six months’ activity in your price range.

2. Best Home in the Neighborhood: Your home is one of your most personal possessions. Don’t be blind to the flaws and needed cosmetic improvements. This will cause over valuating of the home, hurting it’s chances to be sold. Listing with an experienced agent gives you a well-informed third eye that will help you not only in your pricing, but will give you general suggestions to help your home achieve it’s “top dollar” in today’s market.

3. Limited Home Viewing: Buyers want to view a home on their own time schedule. Keep your home “broker ready” which means within an hour, an agent can show your property. A lockbox is critical to convenience for prospects.

4. Restrain Emotional Decisions: Don’t allow a few hundred dollars, that will mean very little in the long run, ruin a sale. Take a look at the big picture and react rationally. When I price a home, I make a list of the inclusions and exclusions, however, sometimes a refrigerator or some such item is important to the buyer in a tough negotiation. Keep your head - make a sound business decision.

5. Make Cosmetic Improvements: Prospects make up their minds within the first twenty minutes. First impressions can make all the difference in selling your home. Spending $1,200 on new carpet might add another $4000 to the price of your home. Get an objective point of view from your real estate professional. New carpet not only increases your value, and bear in mind, also makes your home sell faster. So many buyers transferred here have little time to make changes in the house before moving in. Anything you can do to make your home look better than the competition, should bring you a higher price and a faster closing than your competition.

6. Disclosure Property Flaws: Property disclosure laws require sellers to list any flaws required by our State, however, sometimes it is a good idea to get a pre-marketing inspection from a building inspector, which is a once over from an unemotional professional who tells you what a buyer will be looking at in a building inspection. If an inspection does not come out good, many times the buyers are looking to renegotiate a price after you have already been off the market and thus have you at a disadvantage point. Review any issues that need to be attended to BEFORE you go on the market.

• There is no “exact price” for real estate
• I do not tell you what your home is “worth”
• The market determines value… We together determine the price
• I bring the market… The market brings your price
• I will show you a range of prices being paid for homes in your area
• You determine the price based on factors you control:
  Marketing time
  Condition
  Exposure methods

First Impressions Are So Important
Curb appeal is vital. Your lawn should be trimmed, sidewalks swept, front door clean, doorbell working.

Here Comes the Sun
Open the curtains and clean the windows so a prospect can see how bright and cheerful your house is. Dark, dreary rooms are not appealing to buyers

Make it Light and Bright!
Make lighting in your home the “welcome sign” for home buying prospects. Please turn on all the exterior and interior lights, including accent and picture lights.

Avoiding the Crowds
If there are too many people around during a showing, potential buyers will feel like intruders and will want to hurry through your home. Take a nice drive or walk with the kids while your house is being shown.

Shhhhhhh!
When your home is being shown, have all TVs turned off. Turn the stereo off, too or put on soft classical music. Let Anne and your prospective buyers talk calmly without having to yell over any noise.

Having Pets Around the House
Is wonderful except when showing your house. Can the pet go for a drive, too?

This Is Not A Social Call
If you are present, be courteous and friendly, but don’t force conversation with potential buyers. They are there to inspect your house, not to be social.

Nor Is It A Garage Sale
Don’t try to sell potential buyers any of the furnishings that you don’t want to take with you. They haven’t even bought your house yet. It could jeopardize the sale.

Don’t Be A Drip
Fix leaky faucets. Dripping water suggests faulty plumbing and major repair bills. Discolored, rust stained sinks are also warning signs – they should be clean and sparkling.

Little Things Mean A Lot
Loose doorknobs or cabinet pulls, sticking doors and drawers, wobbly hinges, stuck windows – are negative factors. Check and repair all these minor flaws.

Safety First
Keep stairways and corridors absolutely clean. Clutter is unattractive and can cause accidents.

Bathrooms Sell Homes
Make bathrooms sparkle. Clean sinks and toilets and repair any damaged or discolored caulking.

From Top to Bottom
Let prospects see the full value of your basement, attic, garage and closets by removing junk and cartons. Rent a short-term storage space if necessary.