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FOR A FREE MARKET ANALYSIS
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As your Real Estate Consultant I use five basic marketing procedures to obtain the best price for your home:
1. Analysis
2. Preparation
3. Exposure
4. Negotiation
5. Closing
You will be updated on the progress of your transaction at least twice a week by me and you are encouraged to contact me with any additional questions and concerns.
Step 1: Analysis
To arrive at a reasonable estimation of Market Value, it is necessary to study the sales prices of other homes in your area. As your Real Estate Consultant I look at the price each Seller was asking, the home's final sales price, how long it was on the market and the terms under which it sold.
In comparing homes, it is nearly impossible to find an identical match, so it is important to make accurate adjustments for size, condition and location. Pricing a home correctly at the beginning is one of the most important steps. Homes that are overpriced often just sit, becoming "shop-worn" and resulting in a lower sales price than they deserve.
Step 2: Preparation
When your home looks its best, it will generate Buyer interest and give you more sales opportunities of better quality. As well, this demand for your home gives you greater negotiating strength and could result in a higher sales price.
Make sure your house has a clean, fresh look and you will be happy with the results. If your house is empty, you may also want to discuss "staging" it with select furnishings provided by a staging professional. (Please ask me for Staging Company recommendations). Buyers often make decisions based on their emotional response to what they see. A clean, sharp home is guaranteed to bring the results you want.
As your Real Estate Consultant I will spend time with you to walk through your home and consult you on any final touches.
Step 3: Exposure
My goal is to create satisfied customers and the best possible marketing environment. I will provide the following services to help you make informed decisions and market your home effectively.
A. Submit your listing to the Northwest Multiple Listing Service (NWMLS), which allows thousands of Real Estate Professionals and Buyers to find information on your listing and see interior and exterior photos of your home. The NWMLS consists of approximately 800 Companies with more than 14,000 Agents. The goal of the NWMLS is to share our listings with all companies so that the best Buyer for your home can be found.
It is essential that Sellers understand the importance of exposing their home to all Companies prior to accepting an offer. Total exposure gives Sellers the opportunity to attract the best Buyers.
B. Provide national exposure,
- On the "Keller Williams Greater Seattle website including photographs and a summary of your home's features.
-On my own web site, www.theBrandenburgTeam.com including a summary of your home’s features, interior and exterior photographs.
-My website will be advertised in the Seattle Times.
-On Realtor.com as an enhanced listing not as just a regular listing. Enhanced means a customized home description and multiple photos.
C. Hold Broker's open houses to encourage maximum exposure of your home to Real Estate Professionals.
D. Hold weekend open houses. This will allow the general public to view your home and generate Buyer interest.
E. Advertise to local, regional and neighborhood newspapers on a regular basis.
F. Show your home to all qualified Buyers. Many have been referred to us by satisfied customers.
Others have chosen to work with Keller Williams through their interest in another of our listings.
G. Create flyers which help both Real Estate Professionals and Buyers to focus on the special features of your home.
H. Be personally present to protect your best interests when any and all offers are presented to you.
I. Help with the negotiations and, if the offer isn't acceptable as is, assist with the counter-offer.
J. Inspect and approve the Buyer's house if the Buyer must sell that house contingent to buying yours.
Step 4: Negotiation
Buyers will often offer much less than your asking price. As your Real Estate Consultant I am skilled in how to strike a balance between the price you
have asked for your home and the price that is being offered. It is important that an agreement satisfy both the Seller and the Buyer and be in line with
the fair market value of the home. We know how to create a win-win situation so that both parties feel they've gotten a "good deal".
The Seattle Market often creates multiple offers for a Seller with an exceptional property. Pricing is a key factor to receive multiple offers along with
location and the appeal of the house. When multiple offers are made I will be able to help you identify the best offer presented.
Step 5: Closing
After there has been an agreement, loan deadlines have to be made, inspections must be cleared in writing, title insurance must both be ordered and cleared
in writing and communication must be ongoing with Escrow Processors. As your Real Estate Consultant I will manage these details on a daily basis and keep you
informed on the progress of the closing. I will be present at your signing appointment at the Escrow office and will co-ordinate the exchange of keys
on the day of closing.
My goal as your Real Estate Consultant is to provide you with the best possible service even long after closing.
I will keep you updated with my monthly Real Estate newsletter and you are encouraged to call me with any Real Estate questions.
The highest compliment you can pay me is to entrust your family and friends with me.
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In order to determine the value of your home my analysis will be based on the following sources of information:
1. Recent sales of properties similar to yours and in your area.
Though no two homes are exactly alike, comparables do provide a basic reference in establishing a fair market value.
2. Currently Listed properties similar to yours.
These comparables are not weighted as heavily recent sales because their actual selling prices may differ greatly from that which is being asked.
3. Pending Listings similar to yours.
Properties that have received an offer but are not closed transactions.
I am a Real Estate Licensee (Not a Professional Appraiser) providing an opinion of the market value based on the following criteria:
- Location
- Square Footage
- Age
- Income and Expenses
- Condition
- Number of Bedrooms
- Number of Bathrooms
Please note that while this method of establishing value is similar to that used by a
professional fee Appraiser; this price opinion is not an appraisal as defined in chapter
18.140 RCW and has been prepared by a Real Estate Licensee, licensed under chapter 18.85 RCW,
who is not a State certified or State licensed as a Real Estate Appraiser under chapter 18.140 RCW.
Please remember that our market is in a constant state of flux due to changes in the economy, the
rise and fall of interest rates, and seasonal changes.
Don't be blinded by Dollar signs. Please remember that the estimated value of your home will be
realistic and supported by the facts. The estimated value will in no way be inflated merely to
obtain your business. Generally a house that is priced correctly from the start will yield the
largest return to the Seller.
Sincerely,
Eva Brandenburg
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With a little help from you, your home can be sold more quickly and at a better price.
These 15 tips have proved invaluable to owners.
1. First impressions are lasting. Keep the lawn trimmed and edged and the yard free of refuse.
Plant flowers and rake leaves. Clear the roof and gutters of leaves and debris.
2. Decorate for a quick sale. Faded walls and worn woodwork reduce appeal.
Rather show the potential Buyer how good your home looks with a little interior decorating. For
vacant houses Staging companies can be hired to transform the home.
3. Let the sun shine in. Open the draperies and curtains to show how cheerful your home can be.
4. Fix the faucet! Dripping water discolors sinks and suggests faulty plumbing.
5. Repairs can make a big difference. Loose knobs, sticking doors and windows, warped
cabinet drawers and other minor flaws detract from the home value. Have them fixed.
6. From top to bottom. Display the full value of your attic, basement, and other utility
space by removing all unnecessary articles. Brighten dark basements by painting walls.
7. Safety first. Keep stairways clear. Avoid cluttered appearance and possible injuries.
8. Make closets look bigger. Neat, well ordered closets show that space is ample.
9. Bathrooms help sell homes. Repair all caulking in showers and bathtubs.
Give the bathroom a good clean and make this room sparkle.
10. Arrange bedrooms neatly. Remove excess furniture. Use attractive bedspreads
and curtains.
11. Can you see the light? Illumination is like a welcome sign. The potential buyer
will feel a glowing warmth when you turn on your lights.
12. Music is mellow. Turn off the television and have only soft music on the
radio or stereo.
13. Pets underfoot? Keep them out of the way, preferably out of the house.
14. In the background. The Salesperson knows the buyers requirements and can better
emphasize the features of your home when you don't tag along.
15. Don't oversell. You house will sell itself if it's what the Buyer is looking for.
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Capital Gains on Sale of Principal Residence
The premise of this tax change is to allow people to choose the type of housing they want without worrying
about the tax consequences. Homeowners who sell their principal residence on or after May 7, 1997 escape
federal capital gains taxes on their profits, up to the new maximum amounts. Since there is no requirement
to roll over proceeds and reinvest, Homeowners now have the option to trade up or down on a tax-free basis.
Here are the details:
Couples filing a joint tax return can take up to $500,000 in home sale gains, tax-free, provided the property
was their principal residence for two of the five previous years.
Single filers, even if married, can take up to $250,000 of gain without capital gains taxation.
Even those55 and over who took advantage of their one time $125,000 exemption can benefit again.
Capital gains exemption can be taken up to every two years, provided the Homeowner lives in the property for two
of the past five years.
If the homeowner hasn'satisfied the two year minimum, the capital gains may be taxed on a sliding scale
depending on how many months the homeowner has lived in the house and if the reason for moving is a new job,
health, or unforeseen circumstances that will be specified in the regulations.
Documented improvements to the home may also be used to offset the profit, if you are over the $500K/$250K
allowances. Taxes paid on capital gains were cut from 28% to 20% (to 10% in the 15% tax bracket).
Penalty-Free Withdrawals From IRAs to Assist First-Time Homebuyers
New law allows penalty-free withdrawals from IRAs for up to $10,000 for First-time Homebuyers.
Withdrawals can be made from existing IRAs beginning January, 1998. A First-time Homebuyer is defined
as anyone - single or couple - who has had no ownership interest in a home during the previous two years.
Withdrawals from IRAs of spouses, parents, grandparents, or certain other relatives are all eligible,
but can total no more than $10,000.
Capital Gains Reductions and Depreciation Recapture for Investment Real Estate
The top tax rate for capital gains drops from 28% to 20% (25% on the portion depreciated).
For those in the lowest bracket, it falls from 15% to 10%, effective May 7, 1997.
Tax-Deferred Real Estate Exchange
No changes to this already popular law. Investors can pay zero tax in capital gains when they dispose
of property that has increased in value and purchase "like kind" real estate of equal or greater value.
Tax laws are subject to change.
Please verify information with your Accountant.
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© 2002 Eva Brandenburg
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