Real Estate Information Archive

A new paint color in your home  can do wonders for your mood and it can also do wonders for helping to sell your home.  Paint colors can change your mood from happy to sad to relaxed or even make you angry.  Why not do your part to make selling your home as easy as you possibly can by choosing the right paint colors.  Below are some color ideas to get you started in the right direction.

• Blue is a nice color for a home if you are looking for a peaceful feeling.  Many people choose to paint the walls in their bedroom blue so that they will be more able to get a good night’s sleep.  Some people like to paint a spa blue in their bathrooms to make it have a spa like feel.  You can’t go wrong with blue paint when it comes to getting your home ready to sell. 
   
• Another color that gives a good tranquil feeling to everyone who enters your home is green.  Green is associated with nature and nature is typically peaceful.  You can use green in almost any room of your house where you want to feel calm and peaceful.  Some folks use light green paint in their bathrooms while others use darker earth tone greens in their family rooms. 
   
• Yellow is a good color to paint in your home if you are interested in selling it because it makes folks feel happy and joyful.  What better feeling would you want your prospective buyers to feel than joy and happiness as they enter your home.  Typically yellows are used in hallways or large foyer areas.  It is best however to stick with soft yellow colors and not get too carried away by attempting such as a mustard yellow color.  Yellow paint done in the right way will appeal to most people. 
   
• Be careful with painting grey in your home if you are trying to sell it because sometimes although you may be going for a warm inviting feel you may end up with a cold harsh feel and that is not something you want your buyers to pick up on.  Grey done right can be very relaxing and inviting.  Perhaps talking with a paint expert at your local hardware store might be a good idea before using grey.
   
• Brown is a typical staple color in a lot of homes.  If you choose to paint beige which is a light form of brown in your home, you will likely find that it can be very warm and inviting to guests or potential buyers. 

I would suggest not using orange or red in your home as a new paint color if you are going to be putting your house on the market anytime soon.  These colors tend to make people feel anxious and or angry.  Painting your home in a few new colors is a perfect way to get it ready for a great showing!  Happy selling!

Information courtesy of Chester County PA Realtor Scott Darling.

If you’re considering selling your home in the near future here are some things to be thinking about. Staging your home most commonly refers to paying attention to how your home shows on the inside to buyers. Curb appeal refers to how it looks to buyers on the outside. Staging and curb appeal are often thought of as separate issues.

However, if you think of them together the results will often be more than just the sum of the parts. The things you do to improve on by staging and curb appeal may even enhance your enjoyment of your  home for the time before you sell. Let’s consider staging for selling in this blog…

There are a of lot things you can do yourself without spending big dollars, especially if you start well ahead of selling. “Streamlining” is a new term that encompasses “de-cluttering.” Things that we all get used to living with do not always make a positive impression on a buyer. So, look around your living environment and be honest about what you could maybe do without, especially for the short term.

You might find that you would enjoy a little less stuff around right now. That includes things that are in storage. If you haven’t used something in 2 or 3 years maybe you could do without it? For the things that you really do want to have handy, is there a better way to store them? Here are some easy staging ideas you can do yourself.

Talk with your favorite Realtor to get some suggestions. They may even know a reasonably priced staging professional who can help. But, if you’re the type to do it yourself there are all sorts of tips on the internet. A good start is to do some planning. Make a checklist for yourself to help organize the effort for the big picture.

Also think about things that can make a big impression. An example of a high impact effort that looks at both indoors and outdoors is dressing up the entry into your home. That idea and 12 other tips are included in an article you can access here. Work your way through your checklist and keep thinking inside and outside together. Over a relatively short period of time you’ll find you are making significant changes toward selling your home.

Information courtesy of Chester County PA Realtor Scott Darling.

If you’re a seller of a Chester County home you need to understand the complexities of negotiating. This is particularly true if you are attempting to sell your home by yourself. This is known as a “for sale by owner” or FSBO.

Most people understand that selling a home is complicated. But just about the least understood component of being a seller is the need to do a lot of negotiating. Even if you are working with a Realtor it is good to know what is going on, often behind the scenes. Why? So you have an appreciation of what the Realtor is doing for you.

Here are just a few of the types of negotiations you need to be ready to deal with…

• The buyer’s agent whose sole responsibility it is to protect the best interest of the buyer, not yours.
   
• The buyer who wants the best deal possible from you.
   
• The home inspection company which is working for the buyer and almost always finds problems with the property for sale.
   
• The termite company if there are challenges by the buyer.
   
• The buyer’s lender if the structure of the financing requires the seller’s participation.
   
• The appraiser if there is a question of value.
   
• The title company if there are any challenges with permits, certificates of occupancy, or the survey.
   
• The municipal government if there a problems with permits or certificate of occupancy.
   
• The survey company if there any discrepancies or challenges.

Every one of the above participants in a real estate transaction has special interests and specialized knowledge about a different component in the sales process. Each one has to be negotiated with on some level to make sure the sale gets to closing smoothly.

It takes a lot of skill to understand everyone’s interests and how those interests fit into the bigger picture. Some of their interests and intertwined, and some are very specific to a given specialty. Some of the interests are very objective and others are very subjective and emotional.

In addition to all of that, your emotions as the seller tend to run high. It is extremely difficult to remain calm and objective when dealing with other people over the sale of your home. That is because you are not just selling a house and a property…you are selling the home you and your family have lived in. It’s personal.

The primary message is to be very careful about making a decision to go the FSBO route and be very selective when deciding on a Realtor to be your agent of negotiation.

Information courtesy of Chester County Realtor Scott Darling.

Selling your home can sometimes be a daunting task; however we are going to talk about a few ideas of how to make selling your home a little bit easier.      

• One way to make your home stand out when you put in on the market is to stage it.  By this I mean make it look like a model home by taking down your family photos and adding a few decorations to match whatever season it may be at the time. 
• While your Realtor is showing your house, be sure to have a few candles lit and some relaxing music playing in the back ground for the potential buyer to enjoy.   Little things such as this will help to make a buyer much more at ease and to feel at home. 
• Be sure to have the yard looking nice and neat when you have a potential buyer coming to tour your home.  If you have kids and they have toys or bikes in and around the yard, be sure to put them up where they will not be seen.  Keep in mind you want the potential buyer to be able to envision themselves living in the home and if there are too many reminders of you and your family they may have a hard time doing this. 
• If you really want to make your potential buyer feel at home, leave a plate of warm cookies out for the showing.  Leave a little note out offering for the people touring your home to take one or two cookies and to enjoy them.  Your Realtor may have other ideas of what types of snacks you can leave out. 
• Be sure to clean from top to bottom and to put away anything that may be lying around.  Do not leave laundry lying around.  Even clean laundry laying on the floor or bed can make a home look messy and uninviting.  Remember you want your potential buyer to feel calm and at ease when touring your home and we all know that laundry usually makes us feel anything but calm and at ease. 

Hopefully these tips will get you started in the right direction for selling your home without much hassle.  A good Realtor can go a long way towards selling your home but you can do your part to help out and make sure your home stands out above all the others.  You want your buyer to remember your house and it’s my guess if you make them feel comfortable and relaxed while there, they WILL be back!

Information courtesy of Chester County PA Real Estate Expert Scott Darling.

I am often asked, “Should sellers fix up their home before selling?” First, let’s talk about the stuff any Realtor is going to tell you so you have context for the rest.

It is easier to sell a house that is attractive to buyers and shows as being well-maintained. That is a matter of doing a little fix-up, but mostly clean-up. Make sure pipes aren’t leaking, for instance. That is relatively easy and not expensive. If your home really needs painting consider doing that. These are not high priced issues. Below we are talking about the expensive items.

If your house has structural defects or other problems that are expensive to fix you have more challenging decisions to make. First, remember that every house has defects! That is simply the nature of a complex structure. Second, savvy buyers know to expect defects so don’t try to hide them. Don’t kid yourself that if a problem can’t be seen easily it won’t be found out.

Most buyers assume there are some problems with any house. If they make an offer that you accept they will pay for a professional home inspector who knows real estate. Good buyer inspectors are very thorough. They are being paid by the buyer and are looking out for the buyer’s interests, not yours. It is not unusual for an inspection report to be in excess of twenty pages…in small type! Being honest with yourself about defects will prepare you better when you are faced with that inspection report.

So, the question becomes “Do I fix the problems before going on the market, or do I make it clear that I am selling “as-is” and discount the price accordingly?” The obvious follow-up question is “If I spend the money before selling, will I get that money back in the final sale price?” The general answer is that it depends on the nature of the defect and magnitude of the likely cost of repair.

Potential buyers are most likely to overestimate the cost if they have to make the repair and under-estimate the cost if the seller is paying. Cost versus value then becomes a negotiation to establishing a final purchase/sale price. If the cost of repair is major, such as a septic system, it makes the most sense to repair it before selling.

The best way to go about making these decisions is to pay a professional home inspector in your real estate market to make an inspection on your behalf as the seller. Their report will give you a thorough list of issues you might be faced with. It will also give you the tool to get estimates from contractors to make the repairs. Then you have a sound basis for making decisions.

An added benefit to having your own inspection on hand is that you have a professional document that you can use when negotiating with a buyer. Be practical and be prepared with your own inspection.

Information courtesy of Chester County PA Realtor Scott Darling.

Be sure to read the article below from Realty Times author Blanche Evans discussing why sellers overprice their homes. She doesn't mince words!

Why would sellers deliberately sabotage their chances of selling their homes? It doesn't make any sense, yet it happens all the time.

Sellers arrogantly slap the highest price on their homes that they think they can get away with. Then they're surprised when the market slaps them right back with insultingly low offers or none at all.

If you're a seller getting ready to list your home with a real estate professional, and you're even thinking of testing the market with a high price tag, it's time to slap you and get your attention.

Here are four really bad reasons to overprice your home.

You think you're smarter than everyone else.

If you're truly smarter than everyone else, then your agent, the buyer's agent, the buyer's lender, the county appraiser, all the other sellers who have sold or who currently have their homes listed in the market and every buyer on the market is stupid compared to you.

Maybe you'll get lucky and some state lottery winner will write you a check. Oh, yeah, that'll happen.

You want control.

You're the seller who hires a real estate professional, but then doesn't listen to a word she says. Or you politely listen, smile smugly, and then inform your agent that you're in no hurry, you can afford to wait for the right price, you can always decide to drop the price later, blah, blah, blah.

But you're not in control. The market is in control. Buyers don't have to buy homes, and they certainly don't choose to buy overpriced homes.

You're dishonest.

Like keeping an ace up your sleeve, you see nothing wrong with hiding information from your agent or the buyer. Maybe you want to put such a high price on your home because you owe more on your home than it's worth. What if you can't get your price and you have to ask the lender to take less money. That's a big risk. It takes more time, the lender could say no, and your buyer could get righteously angry and walk away.

You're entitled.

You feel you deserve nothing but the best, but you're really the client from hell. You really think it's your hapless agent's job to meet your unrealistic expectations. You expect your agent to hire Josh Whelan to video your home, put a full-page ad in the New York Times, hold an open house every week, stand in your front yard with a bullhorn and get buyers to step right up -- all for a discounted commission.

Overpricing is a risk. Buyers aren't stupid. Agents don't work for free. Lenders don't ignore lending guidelines. So don't be stupid. Don't overprice your home.

Information courtesy of Chester County PA Realtor Scott Darling!

First, let’s talk about the stuff any Realtor is going to tell you so you have context for the rest.

It is easier to sell a house that is attractive to buyers and shows as being well-maintained. That is a matter of doing a little fix-up, but mostly clean-up. Make sure pipes aren’t leaking, for instance. That is relatively easy and not expensive. If your home really needs painting consider doing that. These are not high priced issues. Below we are talking about the expensive items.

If your house has structural defects or other problems that are expensive to fix you have more challenging decisions to make. First, remember that every house has defects! That is simply the nature of a complex structure. Second, savvy buyers know to expect defects so don’t try to hide them. Don’t kid yourself that if a problem can’t be seen easily it won’t be found out.

Most buyers assume there are some problems with any house. If they make an offer that you accept they will pay for a professional home inspector who knows Chester County PA real estate. Good buyer inspectors are very thorough. They are being paid by the buyer and are looking out for the buyer’s interests, not yours. It is not unusual for an inspection report to be in excess of twenty pages…in small type! Being honest with yourself about defects will prepare you better when you are faced with that inspection report.

So, the question becomes “Do I fix the problems before going on the market, or do I make it clear that I am selling “as-is” and discount the price accordingly?” The obvious follow-up question is “If I spend the money before selling, will I get that money back in the final sale price?” The general answer is that it depends on the nature of the defect and magnitude of the likely cost of repair.

Potential buyers are most likely to overestimate the cost if they have to make the repair and under-estimate the cost if the seller is paying. Cost versus value then becomes a negotiation to establishing a final purchase/sale price. If the cost of repair is major, such as a septic system, it makes the most sense to repair it before selling.

The best way to go about making these decisions is to pay a professional home inspector in your Chester County PA real estate market to make an inspection on your behalf as the seller. Their report will give you a thorough list of issues you might be faced with. It will also give you the tool to get estimates from contractors to make the repairs. Then you have a sound basis for making decisions.

An added benefit to having your own inspection on hand is that you have a professional document that you can use when negotiating with a buyer. Be practical and be prepared with your own inspection.

If you’ve ever been involved in a theatrical production, you are well aware of the many hours of planning, practice, and preparation that precede the actual performance.  You hope to gain rave reviews from your audience and will thus be sure to put forth much energy and effort in order to do so.to be successful. 

In much the same way, you, as the seller of your Chester County PA home, have aspirations of wowing potential buyers with your stellar presentation and being rewarded by appreciative applause in the form of a quick sale.  Just practice the following script and stage directions for dramatic results…

The curtain opens on a tastefully furnished room with adequate, but not overcrowded, furniture.  There is ample room to walk between the moderately-sized pieces, and doors and windows are not blocked.  Flowers and bowls of fresh fruit add color and a pleasant scent.  Personal photos and memorabilia are not present, and the few paintings that adorn the walls contribute to the overall light and airy atmosphere.

ACT I:

• Clean, clean, clean and de-clutter even more!  Create an impressive stage set by buffing floors and washing walls. This is the time to donate, throw away, and organize the many items that take up too much room, distract from positive features, make your Chester County PA home appear smaller, and create a feeling of chaos.  Let your granite countertops, roomy closets, and ample cabinet space take center stage for potential buyers.

Intermission:

Audience members will now be milling about the area

outside your theatre, so be sure that you have taken steps to

make it attractive and appealing.

ACT II:

• Concentrate on stage lighting.  Wash windows, open curtains and drapes, illuminate darker spaces. Put away winter bedding, accessories, and area rugs. Bring in spring with soft colors. Consider investing in inexpensive staging items like towels, throw pillows, candles and table settings in lavender, yellow, sage green and pale blue.   

Final curtain:

Time to take a bow, accept the flowers, bask in the applause, and enjoy

the accolades. Your presentation has been a complete success, and you

 will soon be entertaining offers for your Chester County PA home.

Every article, video, and home-themed television show which deals with selling your Chester County PA home will contain oodles of information/suggestions/tips/hints/advice on how best to achieve your goal in a short period of time.  You already know that in a buyer’s market, potential purchasers can afford to be picky and that sometimes even a small “defect” can become a deal breaker, so you dutifully heed instructions to de-clutter, de-personalize, and de-emphasize anything that could be perceived as a negative.  You even bake cookies before an open house to provide a warm and welcoming atmosphere!

But….are you aware of the importance of eliminating, not just masking, all interior odors?  No, the answer is not to spray tropical-scented commercial products all around your Chester County PA home, for that is only a temporary fix and may even provoke an allergic reaction from a potential buyer.  There are, however, natural solutions to persistent smells of all types.  Making your house smell spring-fresh is a great way to invoke the buying mood this year.

Besides opening windows and letting fresh air flow freely throughout your Chester County PA home, there are many steps you can take to identify odor-prone areas and do away with the stench.  Read on:

• Use fabric softener sheets in linen closets, vacuum bags, and pillowcases.
• Take advantage of the fact that baking soda, unused coffee grounds, imitation vanilla, houseplants, tea tree oil, vinegar, cat litter, and a boiling of cinnamon and cloves absorb odors.
• Understand that potential buyers will open drawers and closets, inspect the freezer and refrigerator, tour the basement, look carefully at bathroom and kitchen fixtures and appliances, and check out washers and dryers.
• Treat your garbage disposal to rinds of citrus fruits every so often.
• Fight the smell of tobacco smoke smell with gusto!   Place small bowls of pine-sol or baking soda in the affected areas to absorb the odor. Often a heavy duty cleaning and wall washing will be required to stop the odor once and for all.
• Recognize the fact that erasing all pet odors is mandatory.  These are stubborn smells resulting from dander, bedding, and accidents, and they require diligence and sometimes even detective skills to find the source.  Click here for an effective (and eco-friendly) homemade urine stain and odor removal solution and procedure.

Rest assured that your fresh-smelling interior will appeal to potential buyers and hasten the sale of your Chester County PA home!

No, this isn’t just another timely spooky story, although it just may have to do with ghosts!  Be you a believer or a scoffer, the fact is that there are pieces of Chester County PA real estate on the market which are purported to be haunted and thus are more difficult to sell.  Known as “stigmatized” properties, these houses have the reputation of being haunted or are the site of a previous violent crime--and the perception of ghosts and gore is not easy to erase.

So what to do?  First, make yourself (and your Realtor) familiar with state laws regarding disclosure. Contact the PA Real Estate Commission to see if you’re required to disclose information about the stigma attached to your Chester County PA being upfront about your home’s paranormal guests or ghoulish histories is always the best moral policy.  

Then what?  Pay attention the appearance of your property—inside and out.  To minimize any thoughts of ghosts, your home needs to look spirit-free and inviting on the outside. Avoid a dark, forbidding atmosphere by clearing away dead trees and hanging branches; replacing rusty iron gates with a white fence, and getting rid of unwanted residents like stray cats and spiders. On the inside, think warm, bright, and clutter-free. Doing away with darkness and gloom that could promote the idea of spirits may require removing outdated, musty furniture, antique rugs, old pictures of ancestors, and any other items that contribute to an “eerie atmosphere” so that you can alleviate any pre-conceived notions in potential buyers.

If you simply cannot dispel persistent beliefs about the “dark side” of your Chester County PA real estate, you may have to resort to bringing in a Ghostbuster.  David Frankin Farkas, owner of HouseHealing.com, makes a full-time living ridding properties of specters and/or negative energy.  Click here to find groups who will investigate paranormal

And finally, pricing your Chester County PA real estate to sell is another strategy you must consider.  By lowering your price 20-25%, you may make your property more attractive to potential buyers, especially investors.