FSBO

How to Choose a Ceiling Fan for Your Home

Fresh, New & Classic

Fresh, New & Classic Ceiling Fan Upgrade

By Jenna Ryan, Realtor 2014

Ceiling fans, light fixtures, chandeliers and sconces are very important for any home as they keep us cool and illuminate our living space. Home buyers today are most interested in properties with upgraded light fixtures and ceiling fans.

If you’re selling your home or plan to sell in the future, it’s a good idea to take a look at your existing ceiling fans and light fixtures to ensure that such items are updated. It’s amazing what a big difference updated accessories can do for your home. Most importantly, when you have upgraded ceiling fans, overhead lights and doorknobs, you can get more money for your home and sell it more quickly.

Upgrades like ceiling fans and lights are one of the easiest, most inexpensive way to add to the perceived value of your home. Spending a few hundred dollars on new ceiling fans can end up making you money on the sale of your home in the long run. It is DEFINITELY worth the upgrade cost when selling your home.

Just say NO to the outdated ceiling fan

Just say NO to the outdated ceiling fan

Now that I’ve convinced you to upgrade your ceiling fans and light fixtures, you may be wondering which kind you should get. I recommend going to Home Depot to select the fan you want. The fans at Home Depot are high quality and are in line with the preferences people have in homes they buy.

  • Stick with the most general fan as possible. Don’t try to get creative with a ceiling fan unless you have a specific purpose. If you opt for a modern version, potential buyers may prefer traditional style; so it’s best to go as generic as possible without looking cheap.
  • Match the other fixtures in your home. If there are other fixtures in your home that are updated, then you will want to match the fan to the existing fixtures that already updated. The goal is to seamlessly blend the ceiling fan in with the other aspects of the home.
  • Get the same types of fans consistently throughout the home. Don’t buy different kinds of fans for every room in the house unless you are decorating for yourself or have some special purpose. This doesn’t mean you need to put a heavy duty fan in every room like you do the den, but rather, install different levels of the same type of fan with the same blade color and light style.
  • Buy fans that match the price level of home. Buy fans that fit in with the home in terms of quality and materials. If your home is under $200,000 you can get away with an inexpensive fan. If your home is over $500,000, you will need a fan with more speeds, features and an upscale look. Buying a $1000 ceiling fan for a home that’s worth $100,000 would be overkill. Keep the fan style in line with the level of your home.
  • Buy fans with neutral, natural colors. Fans come in all shapes and sizes, just as our preferences do. You can get a colored fan, a white fan, a modern fan a painted fan, however, it is best to stick with what people are used to seeing and what they prefer. Most people want fans that are dark in color (faux wood) with modest lighting.
  • Install fans with aged iron or brushed metal trim. Steer clear of shiny gold trim whenever possible. Gold trim is a product of the 1980s that people are no longer wanting. Having gold anywhere in your house can lessen its perceived value including doorknobs, light fixtures, faucets and ceiling fans. Replacing these items is inexpensive and will pay you back in the eventual sales price of your home. Silver, copper, bronze, black trim is much preferred by today’s home buyer.

Replacing outdated fans, lights and hardware in your home is a great way to increase the perceived value without spending a lot of money. The best place to go is Home Depot with many different options. You can install the fan yourself or have a handyman or electrician do it. No matter what, make sure your ceiling fans live up to the beauty of your home. Please, especially if I’m listing it for you. 🙂

Multiple Offers – First Day on Market

home for sale carrolltonI’m excited to announce my latest success story. These Sellers were originally FSBO. I contacted them last Friday, met with them on Sunday, got their house on the MLS on Monday, had multiple offers by Tuesday… under contract by Wednesday.

We’re now in the inspection phase and everything is looking good to close at the end of October. They are getting list price for their home and the process has been smooth and comfortable for them.

When you price your home just right, position it properly and arrange for professional assistance, the process of selling your home goes off (generally) without a hitch. It’s so nice that my clients have me to rely on to manage the sale of their home.

They’re happy they don’t have to go fishing for every little answer. They have the feeling of security knowing that someone who does this all the time, someone who is a successful Realtor is there to help cover their bases. They don’t have to worry about a thing.

These particular clients had a time preference. They’re actually moving this weekend! We got the house under contract in a beautifully orchestrated effort. This is how it is supposed to be… Easy, efficient, full price offers.

The market is incredible. If you have a nice home and your home is priced right, and you are represented by a reputable agent, your home shouldn’t take that long to sell. The best homes are selling in weeks (this is in all price ranges under $2 Million). The market is hot–if your home is not selling fast, it means there is a problem, even if you’re not in a hurry, the market is. That’s another article…

So I just wanted to share this good news with you. I’d love to talk to you about helping you to sell your home quickly, without hassle and for list price. Call me, I’ll come out and personally share my unique strategies with you. What do you have to lose?

10 Ways to Know the Tire Kickers from Real Buyers

tire-kickers2Tire Kickers waste time and energy. They lead you on, make you think they want to buy your home, only to lead you to wishful thinking. Who has time for that? Nobody. The key is–knowing the difference. How do you know the difference between a Tire Kicker and a Real Buyer? These are the tell-tell signs that I’ve learned as an experienced Realtor who specializes in helping For Sale By Owners sell their homes with the highest net possible. Today I’m going to share what I know with you, for free. Make sure you read the entire article, and click on the link below to read the whole thing:

1. Real Buyers Buy Right Away.

It has been my experience that when a buyer likes a property, they buy it. Buyers are educated. They know that they will lose out on the best properties if they don’t make a quick decision. Prospective buyers who tell you they, “Love the home and may be putting in an offer” without doing it immediately are very likely tire kickers. If someone loves a house, they don’t waste any time. They snatch it up quickly. They write an offer that day.

2. Real Buyers are Pre-Qualified.

A buyer who is serious about buying a home will be pre-qualified. If not, you’re taking a serious chance if you’re relying on them to buy your home. Getting qualified for a mortgage these days is not easy. You need near perfect credit and very steady income. Lots of people wish they could qualify for a home and will waste your time “pretending” that your home can be theirs, only to leave you empty handed when they can’t get financing.

3. Real Buyers Know What They Want.

A real buyer will have a set agenda. They know what they want and they won’t buy until they find it. If someone wants 3 bedrooms, that’s pretty solid. They may adjust their desires on small things, but some of the larger items like bedrooms, pool, garage will be nonnegotiable. They will likely have already searched for a home in the marketplace and know what’s out there. Rarely does a buyer buy the first home they come across. Buying a home takes time, and considerable research. If a prospective buyer seems wishy-washy, uncertain or undecided, you know the chances of selling to that person is slim–no matter how wishful you are that they’re the ones to buy it.

4. Real Buyers Don’t Nit Pic.

As a general rule, a person who is nit picking your home is not going to buy it. People usually buy homes they fall in love with, not homes that need to be fixed-up, unless it’s an investor or flipper. If the prospective buyer starts pointing out every little flaw in your home, 9 times out of 10, you can kiss them goodbye. Don’t let nit pickiness bother you… They’re usually just tire kickers who want to find fault in the home they don’t want.

5. Real Buyers Want to See It Immediately.

A true buyer of your home is not going to want to wait a week or two to see it. Someone in “Buyer Mode” is going to want to see the home right away. If someone is casual about viewing your home, chances are, no sale. People ready to buy are ready to buy immediately–they don’t have time to mess around. Trust me on this one. If there is no urgency, the chances are slim.

6. Real Buyers Keep Their Word.

Tire kickers are flaky. They say they’ll come to see your house at such and such time, then call an hour ahead to say they can’t make it. They tell you they’re sending you an offer, then you never receive it. They don’t answer their phone. They come up with excuses. They hem and they haw. That’s to be expected from someone who is not very serious. Real Buyers who are serious about your home will keep their word and go out of their way to earn your trust.

7. Real Buyers Don’t Have to Think About It.

Oftentimes when working with former “For Sale By Owner” clients, I find that they always have a “interested buyer” waiting in the wings. Unfortunately, what they don’t realize is that buyers don’t wait in the wings. Buyers buy. Buyers buy immediately. Sure, some tire kickers will lead you on, but if it’s a real buyer, the most they will think about it is overnight. When it comes to investing in a home, people know what they want and they pounce on it like a cat on tuna.

8. Real Buyers Have a Realtor.

I know some of you will argue with me on this one, but most of the time, a Real Buyer will have a real estate agent. Few people are brave enough to buy a home without the help of a professional. It’s akin to representing yourself in a lawsuit involving hundreds of thousands of dollars. There are too many mistakes that can be made and buying a home is a huge investment–there is little room for error. A Real Buyer will likely have an agent who is advising them and who has pre-qualified them to buy. You are on thin ice if you trust a prospective buyer who does not have a Realtor.

9. Real Buyers Love Your Home.

You can always tell a Real Buyer from a tire kicker. How? By the expression on their face and the tone of their voice. They just have a real knowing about them. They love your home. So, it’s backed-up to a railroad track. What railroad track? A buyer who loves your home simply won’t give it much thought. A Real Buyer lets you know they love your home by being extremely happy and taking quick action to secure it before anyone else does.

10. Real Buyers Don’t Need to Keep Coming to See the House.

As strange as it may sound, Real Buyers don’t need to keep coming back to see the house. If someone is requesting a 3rd showing, BEWARE THE TIRE KICKER. Real Buyers just don’t do that. They may see the home two times at the most, then after they’re under contract, they’ll see it again, and at the most a 4th time. Anyone wanting to repeatedly come to see your house is just needing attention, not a home. Show them the door.

There you have it! 10 Ways to Know the Tire Kickers from the Real Buyers. I’ve given you all this information for FREE, out of the kindness of my heart. I hope that shows you that I have your best interests at heart. Should you find the need to hire a Realtor to help you sell your home, I hope that you will call me. I would love to share more tips with you. Call 972-510-9177 or email JennaRyanRealty@gmail.com. Talk to ya soon!

If you want more tips for selling your home, email me. I will put you on my email list.

10 Tips for Pricing Your Home

10 tips for pricing your homeBy Jenna Ryan, Realtor
REMAX Dallas Suburbs
August 2014

Pricing your home is one of the most important steps to getting the most money possible from the sale. An overpriced home will not sell, no matter how good the market is. At the same time, you don’t want to price your home too low–there’s no sense in throwing money away.

1. Price Your Home to Sell

It’s generally thought that you should price your home higher than you’re really wanting to get from the buyer. While this tactic works in nearly every other sale/purchase scenario, it doesn’t work this way in housing, especially in the current DFW marketplace.

People are accustomed to paying list price for homes, especially those under $500,000, and will often shy away from making an offer on a home that is priced too high, for fear they’ll be rejected. It is highly advised that you price your home at the amount you’re wanting to get, and not higher.

2. Price Your Home to Sell Quickly

It’s best to price your home to sell quickly–in the current market, especially for homes under $300,000, your home should sell in a week to 30 days. Any longer than this on the market, buyers will start getting suspicious that there is something wrong with your property and pass it up.

Some agents won’t even show homes that are on the market over 30-45 days. Don’t leave your home out there with a high price tag. Statistics show that homes that sell faster net more than those that are on the market for a long time.

3. Price Your Home in Line with Comparable Sales

You want to price your home to line up with comparable sales, NOT current listed properties in your neighborhood. Why? Because homes that are for sale right now are not yet sold–and are an unreliable source of data for area home sales.

You also want to make sure that the comparable properties you are considering are actually comparable to your home from an appraisal standpoint. This means that the homes are within no more than 200 sq. ft. difference from your home (higher or lower), and that there are similar features such as number of bedrooms, bathrooms and garage spaces. You also want to find homes that have similar features such as large lot, upgrades and swimming pools.

4. Don’t Use Zillow As for Comparables

Zillow is a very useful website, however, it generates it’s pricing analysis automatically and is therefore not often accurate. Zillow can’t take into account the nuances in the marketplace the way that a CMA (Comparable Market Analysis) from a professional real estate agent can. In fact, I have found in my real estate practice that Zillow often gives lower estimated price points than the market will bare.

5. Keep the Appraisal in Mind

Many people price their homes high without considering the appraisal. If there are no comparable sales of homes in your area that are priced as high as you want for your home, then you will have difficulties with the appraisal. People will rarely pay more than appraised value for a home, unless there are extraordinary circumstances. This is why it’s so important to have a professional REALTOR help you to price your home accurately, to prevent problems with the appraisal. You want to go to the closing table, not renegotiate the contract once the appraisal comes back low.

6. Be Realistic About the Condition of Your Home

You want to be realistic about the condition of your home. If your home is not updated, and you’re selling in an area where comparable homes have updates (ie: granite, wood floors, new appliances), then you have difficulty getting top dollar. That’s okay. It is often easier to price your home according to its current condition than it is to go do a bunch of updates. That is, price the home at the point to where the buyer can afford to get the updates and not be upside down upon purchase. In some cases, new appliances, paint and light fixtures may be worth your investment to do before you sell. This is something your Realtor can help you determine.

7. Be Prepared to Lower the Price, Just in Case

When you put your home on the market, the goal is to get the best price possible. Sometimes market conditions are difficult to determine, and your home ends up not selling for the listed price. When your home is getting a ton of showings, but no offers, this is a huge flashing red sign saying, (((The Price is too High))). If your home is not getting any showings at all and the market is hot, hot, hot… this is another flashing red sign saying, (((The Price is too High))). Sometimes adjusting the price by just $5,000 can bring the offers you’re expecting. An overpriced home will not sell, no matter how good the market is.

8. Adjust the Price of Your Home By Features

Certain features will greatly increase the value of your home. A home with a nice pool that has been well maintained can fetch up to $10-20,000 more depending on the area and price point of your home.

9. Price According to Pockets.

This is a great tip that Realtors live by… that is to price your home according to “pockets”. Think about it. When an agent or home buyer does a search for a property, they generally have a price point in mind.

For example: people are generally qualified for homes up to $150,000 or $250,000, $350,000, $450,000 and higher. You want to position your home as the “HERO” of the market so you can beat out the competition.

If you price your home at $355,000, then many people who are looking for homes up-to $350,000 will not see your home at all. Plus, your home will be competing with all the homes in the $350-$400,000 market which means yours may look puny compared to more expensive homes in that bracket. Try to stay under the greatest pocket you can.

10. Consider the Psychological Value of 9

There is a reason we go to the store and see things for $9.99. Why? It works! Even though an item priced at $9.99 is relatively the same as $10.00, $9.99 just sounds cheaper–right? Same goes for your home. Don’t price it for $450,000–it’s better to price it at $449,900. This is only $100 difference and sounds much more appealing to buyers. It can help you get an edge over a comparable home for sale that’s not aware of the psychological power of using 9 in the price point.

There you have it! 10 Tips for Pricing Your Home. There are many other factors that need to be considered when pricing your home, as there are many varied home types, areas, subdivisions and stigmas. The very best way to price your home is to get a Certified Market Analysis from a professional Realtor. I am personally available to assist you. Contact me any time to set up your Free Consultation. 972-510-9177. I am happy to help you to price your home, whether you choose to list with me or not. Talk to ya soon!

Top DFW Realtors

top-dfw-realtorsThe following Top DFW Realtors / Real Estate Brokers serve the DFW area. If you are a real estate broker and your name is not on this list, leave me your info in the comments section of this blog.

Ebby Halliday Realtors
Coldwell Banker
Century 21
Keller Williams
RE/MAX

Why is a Realtor Better than FSBO?

fsbo plano frisco allen mckinneyYou may be thinking about selling your home yourself instead of hiring a Realtor. That’s understandable, especially if you’re thinking of cutting costs… However, as with anything in life, cheaper is not always better. There are functions that the Realtor serves that makes us invaluable to your home selling process. Before you go FSBO, take a moment to consider these facts:

Only 10% of FSBO Homes Go to Closing

Most homes that are listed as For Sale By Owner eventually end up listing with a Realtor. Why? Because a Realtor has the information, knowledge and experience needed to get the job done quickly. There is more to selling your home than you think! It’s one thing to list a home, and it’s relatively easy to get an offer. Where most FSBO homes go wrong is during the closing process. This is where a Realtor proves invaluable. We know the pitfalls to look out for and we can help you avoid wasting time and experiencing frustration.

Your Realtor Can Get You a Higher Price for Your Home

We have the ability to expose it to the largest potential pool of buyers. That large pool of buyers can then bid against themselves to drive the price up to the highest level possible. Listing with a Realtor will put your home in front of thousands of Buyers. Basic economic theory says that the larger the potential buyer market, the higher the price. But if you don’t take part in that broker-generated market, you’re not going to get that broker-generated price. You’re the only one working to sell your home.

Your Realtor Can Save You Time

What’s your time worth? Selling a home is a big job, and takes a lot of time. That’s why most people hire professionals to take all the steps to sell a home: taking pictures, putting up signs, putting in ads, staging and detailing the home, placing listings in internet sites, writing descriptions, arranging showings, attending showings, getting feedback, holding open houses, and keeping track of the market. And that’s before the entire offer and acceptance stage, which requires even more work. Yes, you can do that work yourself, but how much is your time worth? If it takes you 30-40 hours of work to do the agent’s job for her, in order to try save a few thousand dollars, was it worth it to you?

Your Realtor Knows the Market

That’s what we do all day! We help people buy and sell homes in the local DFW area. Real estate professionals have invaluable house-by-house, street-by-street, and market-by-market experience which can’t be learned overnight. Market fluctuations greatly affect the real estate transaction on multiple levels. You need someone who understands exactly what’s going on and can advise you accordingly.

A Realtor Understands the Complexities of the Transaction

Less than a decade ago, a home could be bought with a two-page contract. Now consumer-mandated seller’s disclosures, environmental and structural reports, and other legal documents have turned the home transfer into a potential minefield. Realtors work with contracts daily, and can fully understand which points are harmful and/or beneficial to you. From helping you make a reasonable offer, to providing for the discovery and disclosure of material facts, your agent can also correctly interpret information for you. If you found out the neighbor next door to the house you are buying is building a new fence, would you know to get a new survey ordered? Your Realtor will make sure that the new fence doesn’t encroach on your new property.

A Realtor Works on Contingency

If your home doesn’t sell, we don’t get paid. This means you get all of our expertise and hard work for free if we are unable to sell it. This also means that we will go above-and-beyond the call of duty to get your home sold quickly and for the right price.

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