Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

Looking for  a realtor to SELL your south Florida home? Call me Cindy Abraham, I will get the job done!
Call now 954-895-1617 or Cindy@ATeamFlorida.com
"Helping Good People Through Bad Times"

Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

Thinking of Selling?

What Do Buyers Want?!

Cindy Abraham, Keller Williams Realty Professionals

Remember just a few years ago if you wanted a cupcake you could get vanilla or chocolate and maybe just a few other flavors in between. Now all you see are elaborately flavored and decorated cupcakes. Today, it’s almost that way with buyers. Instead of a reasonably priced and relatively plain home in a nice area, many buyers have eaten one too many fancy cupcakes and want it all. Homes with sprinkles or a sparkler or two are the ones that sell.

The buyers we are talking about are young families and adults between the ages of 31 to 45. These buyers are in full course with their careers and are busy with their growing families and don’t have the time or money to update a house. A great number of our condo buyers are well-off snowbirds or homeowners who want to downsize and get rid of the responsibilities of home ownership.  Watchers of HGTV, they also have strong opinions about design features their new home or condo will include. Take a look at some of these items and ask yourself how your home stacks up if you decide to sell.

1)         Buyers want a deal!  We are in a very price sensitive market and buyers want to know that they are getting the most value for their money. That being said, today’s buyers are willing to pay more for homes that are in model home condition but either will not buy or will discount significantly a home that needs work.

2)         Kitchens and Baths Sell Homes!  We know many Sellers do not like granite counters and stainless steel appliances but at this moment Buyers do!  However, keeping up with the latest expensive fads is not always the wisest way to go.  You can paint kitchen cabinets, change the hardware and add a backsplash for not a lot of money and have a uniquely lovely kitchen.  There are some clever options for bathrooms with dated tile; however older vanities, sinks, medicine cabinets, hardware and light fixtures should be replaced.

3)         Paint is an Easy Crowd Pleaser!  Buyers want a house with a neutral palette to help them imagine their own decorating plans. Plain white, however, is mostly out and “Pottery Barn” colors are in. Wallpaper no matter how expensive and dear to a Seller must go as well as dated carpet. And, if you have carpet over hardwood floors, show the hardwoods.   Tile, hardwood and laminates are most desirable right now.

4)         Let there be Light!  Your brass or crystal Dining Room light fixture is no longer fashionable. Brush nickel and antique bronze are in. And, the overhead light fixtures that you have in your bedrooms and halls for the last 20 years must go. Good news, however, they are relatively cheap to replace.  Absolutely have your windows sparkling clean!

5)         Energy Efficiency!  While most buyers won’t pay substantially more for “green” and “energy efficient” improvements, they do want to know what it will cost to heat and cool the house and they do question whether windows, doors, the furnace, air conditioner, and hot water heater have been replaced.

6)         Its Clean Up Time!  Buyers want a clean house. Not just a house where the beds are made and toys are put away but a house with clean windows, baseboards, siding, and refrigerators. Clean carpets, bathrooms, kitchens and flooring are essential as well.

7)         Smelly Houses Don’t Sell!  Any pet odors need to be eliminated, cooking food with strong odors (unless it’s bread or cookies) needs to be avoided, and if you are a smoker, your home will need to be de-odorized and you need to smoke outside-no kidding! If you do plan to sell, do not light any scented candles or install plug-ins unless the scents are clean, fresh and natural.

8)         Oh Give Me Land!  Buyers want a home with a connection between indoor and outdoor spaces. So even if your lot is relatively small, landscape it, deck it, fence it or do whatever is necessary to create a perception of another wonderful living area, even if that area is used only part of the year.  In a condo, make the balcony or porch inviting.  A table for two with coffee cups or wine glasses gets the buyer thinking about extra living space.

9)         Size Matters!  Buyers want more storage space as well as flexibility in the garage. If you have a storage room or area, make it look big by straightening it up and getting rid of anything that you haven’t touched in years or that you don’t plan to take with you. If you have a garage, clear it out so that cars can easily fit in. And if you have a carport, the only thing visible should be your car.  If you have a condo with an extra storage room, be sure your Realtor makes that part of the showing experience.

10)      Beauty Counts!  Today’s buyers start their search on the Internet and if they are not impressed by the pictures they see, they are not coming in. You simply don’t get a 2nd chance to make a 1st impression. To help you make your first impression GREAT, email me at cindy@ateamflorida.com.   I can provide you with a list of seller-friendly vendors who can achieve the above at a reasonable cost.  You do NOT want to spend a lot of money to get the most money for your home.

NOT SELLING?  Feel free to use some of the suggestions above to make your own living space a happier place.  The friendly vendor list is for you too!

Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

What Do Buyers Want?

1)        It’s Clean Up Time!  Buyers want a clean house. Not just a house where the beds are made and toys are put away but a house with clean windows, baseboards, siding, and refrigerators. Clean carpets, bathrooms, kitchens and flooring are essential as well.

2)        Smelly Houses Don’t Sell!  Any pet odors need to be eliminated, cooking food with strong odors (unless it’s bread or cookies) needs to be avoided, and if you are a smoker, your home will need to be de-odorized and you need to smoke outside-no kidding! If you do plan to sell, do not light any scented candles or install plug-ins. Today many Buyers and their families are allergic and will run out of a house no matter what the smell.

3)        Oh Give Me Land!  Buyers want a home with a connection between indoor and outdoor spaces. So even if your lot is relatively small, landscape it, deck it, fence it or do whatever is necessary to create a perception of another wonderful living area, even if that area is used only part of the year.

4)        Size Matters! Buyers want more storage space as well as flexibility in the garage. If you have a storage room or area, make it look big by straightening it up and getting rid of anything that you haven’t touched in years or that you don’t plan to take with you. If you have a garage, clear it out so that cars can easily fit in. And if you have a carport, the only thing visible should be your car.

5)         Beauty Counts! Today’s buyers start their search on the Internet and if they are not impressed by the pictures they see, they are not coming in.  You simply don’t get a 2nd chance to make a 1st impression. To help you make your first impression GREAT, email me at cindy@ateamflorida.com.  You don't need to spend a lot of money to net more money on the sale of the home.  I will show you how!

Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

What Do Buyers Want?Remember just a few years ago if you wanted a cupcake you could get vanilla or chocolate and maybe just a few other flavors in between. Now all you see are elaborately flavored and decorated cupcakes. Today, it’s almost that way with buyers. Instead of a reasonably priced and relatively plain home in a nice area, many buyers have eaten one too many fancy cupcakes and want it all. Homes with sprinkles or a sparkler or two are the ones that sell.

The buyers we are talking about are young families and adults between the ages of 31 to 45. These buyers are in full course with their careers and are busy with their growing families and don’t have the time or money to update a house. Watchers of HGTV, they also have strong opinions about design features their new home will include. Take a look at some of these items and ask yourself how your home stacks up if you decide to sell.

1)        Buyers want a deal! We are in a very price sensitive market and buyers want to know that they are getting the most value for their money. Saying that, Buyers are willing to pay more for homes that are in model home condition but either won’t buy or will discount significantly a home that needs work.

2)        Kitchens and Baths Sell Homes!  We know many Sellers do not like granite counters and stainless steel appliances but at this moment Buyers do! Bathrooms with dated tile should be updated and older vanities, sinks, medicine cabinets, hardware and light fixtures should be replaced.

3)        Paint is an Easy Crowd Pleaser! Buyers want a house with a neutral palette to help them imagine their own decorating plans. Plain white, however, is mostly out and “Pottery Barn” colors are in. Wallpaper no matter how expensive and dear to a Seller must go as well as dated carpet. And, if you have carpet over hardwood floors, show the hardwoods. They are in and most desirable.

4)        Let there be Light! Your brass or crystal Dining Room light fixture is no longer fashionable. Brush nickel and antique bronze are in. And, the overhead light fixtures that you have in your bedrooms and halls for the last 20 years must go. Good news, however, they are relatively cheap to replace.

5)        Energy Efficiency! While most buyers won’t pay substantially more for  green” and “energy efficient” improvements, they do want to know what it will cost to heat and cool the house and they do question whether windows, doors, the furnace, air conditioner, and hot water heater have been replaced.

Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

Why your Association Needs to Know How to Properly Process an Application            

Remember that the SELLER is one of your neighbors and the BUYER is your future neighbor.  In these times, the condo is under as much scrutiny by the banks as the buyer is from the Association, so be courteous and professional.

Once the property is listed, you are dealing with the Seller’s agent.  Condos that have the Right of First Refusal need a document signed by your unit owner stating that their unit is up for sale, with which Real Estate Company and at what price.  Ask for an emailed copy of the listing printed out from the MultiList real estate computer system to check for correct information, maintenance fees, parking space info and application fees.

Once a contract is executed by both parties it needs to be immediately submitted to Association WITH the buyer agent’s business card or contact info.  The contact person for you from this point on is the Buyer’s agent. 

When you receive an executed contract, you should also receive an information sheet that includes the contact information for the Buyer, Seller, Buyer’s agent, Listing agent, Closing company and Lender.  For a sample of a Contact Info sheet, please contact us at INSIDEHILLCREST@aol.com.

First of all, review your application.  You are dealing with a POTENTIAL buyer, not a resident.  The application is a request for information in order to do a screening. Try to keep the application as concise as possible.  It is less burdensome on the buyer’s, and easier for board members to review.  If you use a company to do your background and credit checks, e.g. Veristat, start with their required information and consent page and then add a page for other information the board needs.   There is absolutely NO REASON that your application needs to be more then 10 pages AT MOST – and this should include:

1. Guidelines and Fees for the application process; legally the application fee cannot exceed $100 per person (or married couple), $150 for the estoppel letter, and hopefully, a reasonable fee for the Condo Questionnaire.

2. Request for necessary information and Release Authorization in order to complete credit and background check to submit to screening company.

3. Legally required Frequently Asked Question and Answer Sheet for your building.

4. Receipt of  Condo Docs (to be sure the applicant has received the Articles of Incorporation, By-Laws, Declaration of Condominium, Financials, and Governance Form)

5.  Occupancy Affadavit – signed and notarized as to who will be occupying the unit and auto information for the residents.

6.  Rules and Regulation sign-off sheet that stresses your building’s restrictions; i.e.  over-55, one car, no pets, cats only, etc.

You do not need the Emergency Contact sheet until they are an approved resident.  As for “references” – anybody ever call a personal reference that had anything negative to say?  Use a professional screening company.

Cindy Abraham, A Team Florida, Keller Williams Realty Professionals

Hollywood State of the Market

          

            As most of you know, my primary farm area is Hollywood homes.  Buyer agents call me first for info and I direct them to the best listings – even if they are not mine.

The majority of my recent listings have received offers within the first two weeks.  This is the year of the buyer.  Hollywood has a great reputation partly thanks to our “Crown Jewel of South Florida” campaign.  Most homes sell within the first 90 days.

Now that the real estate bubble has popped, the time is ripe to move from renting to owning.  Interest rates are at an all-time low and inventories are still adequate.  No matter what you hear in the news, not every area is the same.  Here in Hollywood, home prices are not only stabilizing but inching up.  This is the Year of the Buyer.  However, you need to shop smart and so your homework.

HIRE A PROFESSIONAL REALTOR! A professional will do an in-depth consultation with you to refine your search and save you time.  Also, a professional Realtor knows how to negotiate price and navigate the legalities of the contract and closing.  The seller pays the commissions so why on earth would you go it alone?!  Email me to make an appointment for a professional consultation at cindy@ateamflorida.com.

STUDY THE NEIGHBORHOODS – drive around so you know exactly where you want to be depending on what is important to you; do you want to be close to schools, shopping, or near the beach?  You can get our fresh Florida breezes as far away as 10 miles of the beach.

Realize that there may still be deals but there are no “steals”.  Anything that is a great value will be snapped up by a cash buyer before you can write out a contract.  The investors are hovering like vultures and they have done so much research, they know exactly when that great short sale or foreclosure will hit the market.

KNOW THE TRUE VALUES – I will thoroughly educate you on market values.  If you fall in love with a house or condo, chances are others will feel the same.  Bidding wars are becoming fairly commonplace.  It is not unusual to pay full list price or even higher for a great property. 

STAY WITHIN YOUR BUDGET – Choose a home/condo that is no more than 2 ½ times your yearly income.  If the annual cost of your mortgage and other debts exceeds 40% of your income, think twice.  If you pay cash for a condo but are on a limited fixed income such as Social Security, you should at least have matching funds – the same amount of money that you paid for the property - in savings.

Buyer Beware

Cindy Abraham, Keller Williams Realty Professionals

Root canals can take time and the process may be painful, but they don’t seem to be particularly difficult. I would wager you can get enough info on the internet to do your own and save the expense of hiring a dentist.

Buying a home or condo is the same.  Why pay a professional Realtor to help you buy a home when you can get the info on the internet and go it alone?  Plus the extra time it takes for the search, price negotiations and navigating all the legal requirements more than makes up for the expense of a hiring a licensed Realtor.

Oh wait, I forgot – the BUYER doesn’t pay the Realtor, the seller does.  So basically you are entering into a business transaction with a professional who is representing the other side.  Doesn’t seem to work for divorces but…

Frankly, I understand why someone would start their search on the internet.  It gives you a good idea of what is out there, which neighborhoods would be best for you (you can check schools and crime rates), how much you can afford…etc.  I get it.  But do you know that the info you get on Zillow, Trulia, Realtor.com and others is NOT always accurate?  The only accurate data for what is really available on the market is in the MLS.  I give my buyers two chances (‘cause I am a patient woman) to tell me they found something on Realtor.com or one of those other sites that I “missed”.  Then when I find out – like I always do – that the property is off the market or already under contract or worse – not how it looks in the pictures – they finally realize that I probably have access to a more complete picture of the market than they do.

Realtors are professional consultants and salespeople.  If you are searching for a property, a Realtor knows the right questions to ask you to find exactly what you want and find it in the shortest amount of time; and they are TRAINED in the art and science of negotiation.  A professional Realtor will not start showing you properties until s/he has completed a formal consultation including a signed buyer broker agreement, and will also require a loan pre-approval and/or proof of funds for the down payment and closing costs.  There is nothing worse than finding a property you love and then realizing that you cannot afford it. 

            I had one buyer who did not want to take my advice on a Real Estate matter because his dentist advised him differently.  I offered to do his next root canal.

Allow me to paraphrase a favorite adage: “A home buyer who chooses to represent him/herself has a fool for a client.”  Amen.