Time For A Price Reduction

Have you had activity on a listed property, but no offers? You may have to re-examine the market and the listing price. Interpretation: time for a decrease.

As an agent, we should approach buyers for their input after showings and ask if the price is fair. Take careful consideration and check whether there are any concrete positives or negatives in their reactions, so if the majority of buyers state that the price IS too high. Maybe it is.

The thing that can cost a seller the most cash is having their home sit. You shouldn't wait and hope for the ideal customer to come along. Properties set at the correct price should begin getting offers in a few weeks.

Are comparable properties receiving offers....but you haven't gotten a single offer? You might need to just bring down the price—or you might need to delist it for a bit. You may want to give it a rest. Do some improvements. Make it so attractive, a buyer has to say yes!

Here's something you may not know. The market dictates for you. Do your comps. CMA's are the best barometer in determining price. Rule of thumb: If you aren't getting any traffic, have the seller lower the price.

It's difficult to underprice, on the grounds that the market will bring it down.
Consider it like eBay. You list an item for $1, yet you know it's worth some place in the $250 territory. In the end individuals begin offering, and a few people may need that thing so much they wind up paying $275 for it. It's really a superior move to marginally underprice your home than it is to overrate it, since you'll have more offers to work with—and you can work the opposition into a free for all. At the beginning of my career in the late 90's, I used eBay as a basis for learning. Doesn't matter if it's a buck, or a million bucks. Selling is selling.

What is the normal time a home remains available in your neighborhood? On the off chance that you haven't achieved that point, don't decrease it at this time. Similarly, in case you're well past your hood's "offer by date," it's an ideal opportunity to begin cutting costs and perhaps delisting your home. I usually wait a month, then I research and then I inform the seller.

At the end of the day, get your work done and work with the market—don't battle it.

Hanover House of Pizza

Having just moved to Hanover in July, I've tried a lot of delivery and take out places. The one that stands out is M&S Hanover House of Pizza. I put in an order online and lo and behold, they were at my door in 15 minutes. I was really surprised! The delivery person was friendly and personable. Did I say I was surprised?

I've ordered 3 times and was never disappointed. Is M&S Hanover House of Pizza Hanover's best kept secret or what? I got the Italian sub. The sub was overflowing with lettuce, tomato, and onions. I had to get through the mini salad before reaching the meat and cheese. Not only was it bountiful, it was a meal in itself. I was full after one half. I saved the rest for the next day. Two meals for $6.95. Impressed is an understatement!! The sub roll --- AWESOME!!

The pizza is fantastic too! It reminded me of the Italian North End pizza, I used to get in Boston. No, I'm not the owner or a relative. Just a satisfied customer. I intend to tell all of my real estate clients. 120 E. Chestnut in Hanover, PA!! I can't wait to try the calzone and stromboli. 10 stars in my book!! Yum.

What Kind of Home Buyer Are You?

I love dealing with new buyers. Their enthusiasm is contagious! Their expectations are unreal. But I totally understand them. I can relate. I was one once.

Yes, buyers can sometimes be unrealistic. Some just need to be reeled in. If they find the perfect house, but the furnishings aren't quite their style. It can be hard convincing them otherwise. This is where patience comes into play. Paint colors can be changed, wallpaper can be peeled, and appliances can be replaced. Nothing is really permanent. I like to point out that they need to picture a house as an artist's canvas. Some just need vision to see what a home offers. Some older style homes have excellent bones, they just may need updates, but if you find your dream home, you have to see beyond the updates and cosmetic repairs. The older homes are the diamonds in the rough. I have to remind people that older homes last. 

I was showing homes to a young couple a few years back. They wanted a tear down. Well, not so much a tear down, but something they could design themselves and put their mark on it. An empty pallet. They were my best clients. Not only were they not picky, but they referred me to another couple, who basically wanted the same thing. Those buyers are the easy ones. Some aren't so easy. I had a client that wanted to make an offer on a foreclosed property. The price was $169,000. The client offered $69,000. I had to explain that making a lowball offer can sometimes insult a seller. In this case, it was a bank. You can't insult a bank. They get mad. Then they don't want to deal with you anymore. 

Then you meet clients who are difficult to satisfy. Those types of buyers are the challenges I look forward to! You may show this type of buyer everything under the sun, but nothing interests them. Then you show them one that really blows their socks off and they're sold. This is what makes the job so much fun! You really get to see every kind of house out there. It's kind of like playing the slots. Will this be the one, or maybe the next the one. You can never tell. Fun!

When I started in the biz, I had a buyer that knew it was "the one" just walking up to the front door. That still surprises me to this day. I guess it's an intuition some buyers have. Those buyers both excite and scare me at the same time.  I love the excitement! But, I always wonder if they'll have buyer's remorse, will they wake up the next day....excitement gone? I was lucky that didn't happen.

So, the point being that buyers will always surprise you. They make the experience fun no matter what kind of attitude they bring to the table.

When you call me, what kind of buyer will YOU be? Bring it on! I'll make the experience memorable. We'll have a blast touring homes TOGETHER!! Remember, I work for you. You're the boss! Get Rob.... (717) 698-0329, Howard Hanna Real Estate. Serving Hanover, Gettysburg, York and surrounding Pennsylvania. Free MLS search: http://robertbiancuzzo.howardhanna.com

Tips for Listing Your Home

Listing your home doesn't have to be a stress fest. In fact, you can make it as painless as possible.

So start at the beginning, Call a Licensed Real Estate Agent. Set a fair price according to the comps that the Agent provided. Do any repairs that you're able to do. You really want to focus on the art of decluttering. Clean out closets, make sure the clothes in the closets are uniformly hung. If I know there's going to be a showing, I tell my sellers to remove dirty dishes from the sink, the dishwasher is cleaned out, and the sink is thoroughly cleansed. I also tell them they should make sure that the toilet is scrubbed and smelling clean. The shower and or bathtub should be free of soap scum and tiles shined. Dow Scrubbing Bubbles is great for this, just spray and then wipe. It also leaves a great smell!

The kid's toys should be removed from the floor and everything should be tidied in the kid's room(s). Another biggie.....MAKE THOSE BEDS!! Nothing is more unsightly then seeing an unmade bed. Potential buyers can be turned off by beds that looked slept in. Also, PLEASE don't expect your Agent to make the beds, scrub the floors, and take out your trash. We also shouldn't be expected to de-poop the litterbox. C'mon, have a heart.

Next, remove ALL personal items from the tops of dressers. Buyers want to picture themselves in your home. They can't do that with Aunt Myrtle and Uncle Fred staring at them. Remove shoes, boots, rain and winter gear from front halls.  Nothing worse then seeing a mess as soon as you walk through the front door.

People are going to be walking through your house. They want to see the rooms....not clutter.  I would also take magnets off of the refrigerator. It's just another distraction. Just the essentials please! What was it that Thoreau said? "Our life is frittered away by detail.....simplify....simplify." SO SIMPLIFY.  De-personalize!

Imagine yourself as a potential buying. Go through each room. Does it pass the buyer test? Now be objective! They aren't going to love your kid's toys, or the fingerpainted walls in your kid's room.  Buyers don't give a hoot about that stuff.....they don't think it's cute. Remember, they're not their kids. Buyers will just think it's another chore they'll have to do. It might break interest in your home.

Next is pets. I used to take my dog out during the designated time before I was an Agent. The dog always went with me. The cat stayed under the bed, as she's shy. She's a hider. I make sure that the dog's bed is up on the closet shelf. I did have to leave the litterbox. I made sure it was fresh and clean with no poop inside. If you have a cat, de-poop the box before the showing. Sprinkle some baking soda in the box before leaving. It's safe for the cat...and masks all smells. It makes a better impression.

Remove any item that might be considered offensive or disrespectful. Any political posters or signs on the lawn? Buyers might not share your views. Take 'em down. Religious items, they may be of a different denomination, be respectful of that difference. Also, be aware of anything that might be  taken the wrong way. Please also remove drug paraphernalia. I did a showing once, and the seller left it out for all to see. It wasn't cute and it wasn't funny. My buyer was appalled, and we abruptly left. NO SALE!!

Also, PLEASE PLEASE PLEASE -- Lock up ANY medications. Home showings are notorious for people rifling through medicine cabinets. Any expensive jewelry? Hide it or lock it away. PLEASE. Always err on the side of caution!

These are honest truths. They are not meant to be insulting. Be discriminating about what you leave out in the open. Sometimes, buyers bring children to showings. Don't leave videos, magazines, books, or anything you wouldn't want your child to see.

Customer proofing is always necessary when you list. You can always ask your agent what's appropriate. Just use common sense. If you have to wonder if it's ok to leave out....it probably isn't.

I'm an expert on the art of de-cluttering. I'm happy to answer questions. I'm Rob....call me! (717) 698-0329, Howard Hanna Real Estate. Serving Hanover, Gettysburg, York and surrounding Pennsylvania. Free MLS search: http://robertbiancuzzo.howardhanna.com

For Sale By Owner

I cringe when I see a FOR SALE BY OWNER sign. I shake my head and think, they should really use an agent.

Last year my next door neighbor tried selling his home without an agent's assistance. It was a disaster! The sign out front was like a neon sign! People knocked on his door at all hours wanting to see the house. Most of the calls he received wanted him to rent them the house with the option to buy. Someone even "wanted in on the deal"---or in other words, wanted a cut if they brought him a buyer. My neighbor's home become a bargaining chip for every scam artist out there. He wouldn't take any friendly advice from me....so I kept quiet.

There were also the potential customers that were VERY interested. They basically wanted his house cheap. I mean REALLY cheap. WAY below market value cheap. They tried telling him they were doing him a favor by "taking it off his hands," or came in, and found hundreds of things wrong with the house just to get money off.  One even wanted him to do owner financing because their credit was so bad.

My advice....Don't ever consider Owner Financing! Don't let a good downpayment lull you into a false sense of security. I mean, do you really want to be a landlord? Do you want someone to get into your house and then stop paying the agreed monthly rate because of hardship? Do you know how hard it is getting squatters out? It's a long drawn out process. Then you become the villain. They stay and destroy the house beyond recognition, and then you pick up the tab. They then scamper away in the middle of the night, and you're left repairing all the damage. It's more trouble than it's worth.

Then there's the chance of being sued. Do you really know if the paint inside your home is lead free?  Before I was in the business, my ex-boss sold his home himself and didn't even consider a lead free disclosure. Didn't even know about such a document! The person he sold it to, sued him because his child got lead poisoning. Bad business! Know the legalities!

Do you have a septic system? Did you know it has to be checked before selling? Most don't. You could also be sued for that. If you sell your home and the septic tank has not been inspected and it's  faulty, you're responsible for the repair or replacement. Well water should be tested before selling, it could have bacteria. People could die. Do you want that on your conscience?

The days of caveat emptor (let the buyer beware) are over folks. You can no longer sell a home "as is." You are now responsible!

These horror stories can be avoided if you hire a licensed Real Estate Agent. We can take the worry out of the experience, we make sure these items are taken care of. If you list your home with an Agent, we're negligible, not you. You are basically paying for peace of mind by letting us do the work. In Pennsylvania, there is also the matter of the seller's disclosure. This is mandatory by law. The buyer is entitled to get a seller's disclosure that lists the age of the roof, if the home has aluminum or vinyl siding, also what appliances are included in the sale. Very important!

We all want the highest amount for our homes when we sell, but if you aren't experienced with the law, you will suffer needless expense and possible litigation. Don't succumb. It looks attractive to sell your own home, but are you ready for the headache if the deal goes awry?

Think twice before posting the FOR SALE BY OWNER SIGN. Do you really want the headache of screening buyers? It also opens you up to dangerous situations. Do you really know who you're letting into your home?

Remember the old Greyhound ad? Leave the driving to us? They had a point. Do just that. Let the professionals take care of things for you. It's worth it in the long run! We will screen buyers for you, as well as take care of those legal issues that need to be done.

Don't shoulder all the responsibility of selling yourself. Hire me. I will make sure you get what your home is worth. I won't gouge. Have a worry free experience. I'm Rob....call me! (717) 698-0329, Howard Hanna Real Estate. Serving Hanover, Gettysburg, York and surrounding Pennsylvania. Free MLS search: http://robertbiancuzzo.howardhanna.com

The Decision

The process begins with a single decision. Once that decision is made, lives change. In most cases, for the better!

When I bought my first condo in Downtown Boston, my decision making skills were put to the test. I followed my gut. I didn't have a clue what to expect. Tired of renting, I made the decision to live in the city. I couldn't be deterred. I was going to buy in the heart of Boston, and that was that. My mind was made up. I hired the hottest agent in Boston. She informed me that I had to scale down my wants, and lower my expectations. She said I was living in a dream world. Well, so what!....that I had to have a fireplace, an upper floor and a city view. Even if it was unrealistic, that's why I chose her...she was going to perform my miracle whether she knew it or not! She showed me everything under the sun. I think I saw 20 homes that she thought fit my criteria. Large basement units with bars on the windows (NO), kitchens with roaches waving hello with their antennae (YUCK....NO), even one with a shared bathroom (DEFINITELY NO!!). The agent insisted it had charm, well yeah, if you lived in a dorm. All NO!! She said with my budget, that was all I was going to get. I didn't think so. I never lost hope!

Then I found the one!! It was on a quiet street in Boston's historic Bay Village neighborhood. Edgar Allan Poe was born a few doors down. It was old world, it was quaint, I was in love!! My new home had a fireplace, a city view, and it was on an upper floor. I couldn't believe it covered EVERYTHING on my list. It was just waiting for me! I was on Cloud Nine! The only drawback was the size, it was only 411 sq. feet. Well, so what! I knew it was the one, the minute I walked through the door. I was single, and size really wasn't an issue. With an eat in kitchen, living room, bedroom and bath, it was all I needed. I was sold! I made an offer of $88K....it was accepted. I had arrived. I was going to live my dream.

I slowly began getting all my ducks in a row. I got a mortgage, got the inspection done, and scheduled movers. Settlement was scheduled a week before Christmas. What a great gift! The snow covered streets just added to the charm of the season. The 19th Century neighborhood was fully decorated for the holidays. It was like something out of Dickens. I finished moving on a late Sunday afternoon, it began snowing again. I could hear the singing of Christmas carols in the distance, and was amazed to see carolers going door to door, dressed in clothes of the period. The whole street was ramping up for the holidays.  From my living room window I saw neighbors bringing packages and wrapped gifts into their row homes, sounds of excited children running down the street, and the early glow of the gas lit street lamps that lined the street. It was as if time stood still. I was in awe. That moment confirmed that I had made the right decision!! This was the best holiday I ever had---bar none. I don't know if I was just happy, or if Christmas took on a new and different meaning. Maybe both. From that moment on, I knew life was going to be better.

The next 6 years were awesome. I went back to school, and started working nights. I travelled overseas several times. I even found the time to get my real estate license. I was doing things I didn't realize were possible. I had a new found energy, and zest for life that I had never experienced before. I was doing a complete about face and I was accomplishing things. For the first time in my life I became comfortable in my own skin. I WAS capable!

6 years later, another decision was made. I decided to move....again. Away from the city, but this time by the beach, in Cape Cod. Not only did I need to find a great listing agent in Boston, but I needed an agent on Cape Cod, as well. The agent I found in Boston was tough, but highly in demand, he gave me a list of things he wanted done before he listed it. STRESS!! After I finished the agent's demands, it was listed and the condo sold in 3 days! Not only that, but I got $250K for it. I was dumbstruck. Let's see, from $88,000 to $250,000....mmm, not too hard to take! The buyers wanted to close in 7 days!! SUPER STRESS!! I managed to pack up the whole house and move in just 6. WHEW!! The deal in Cape Cod was a bit easier. Kinda sorta. ! I knew what I wanted, and friends helped me find it. The only small glitch was negotiating and re-negotiating with the difficult seller whom they knew. But it got done. This time I had a view of the bay, a pellet stove in the living room, and total peace and quiet. Sleeping to the sound of the crashing of the waves on the shore was an added bonus. The pellet stove kept me warm and cozy that winter. I loved it. So many great memories!

So, after you make your decision, life is never the same. Both of my decisions worked out, better than anticipated. That's what I love about real estate. Decisions seem to always work out. Once you make that decision, we make the dream a reality. What a great position to be in! I love this job. I'm Rob....call me! (717) 698-0329, Howard Hanna Real Estate. Serving Hanover, Gettysburg, York and surrounding Pennsylvania. Free MLS search: http://robertbiancuzzo.howardhanna.com