A staged home sells, on average, 17% higher
than an unstaged home.*

What is Staging? Staging is the art of preparing a home for a sale regardless of its price, condition, or location.  It is the most effective way to get the most money for the sale of your home. The buyer is more apt to take interest in your home if it is presented in an orderly and somewhat stylized fashion. Think of selling your home as being on an interview. You wouldn’t go to an interview in everyday clothes.  You would get a new suit.  Staging is that new suit!

Meet Vicki Larmee - the Accredited Staging Professional for Kathy Toth & Team. In addition to being one of our Buyer Specialists, Vicki has obtained the Accredited Staging Professional designation allowing her to utilize her expertise in Staging homes for our sellers.

93% of ASP Staged Homes sell in 1 month or less.
(Source: http://www.stagedhomes.com)

What is an Accredited Staging Professional?
ASP Stagers and ASP Real Estate Agents are true Professionals trained under strict guidelines using proven Staging techniques developed for over 30 years. When you bring your home on the market and prepare your house for sale always hire an ASP because they are the true leaders in the Home Staging and Real Estate Industries.

 How does it work?
Staging means creating broader appeal for your home and may include:

Written by Phoebe Chongchua

When most sellers list their home for sale the first thing they think about is how much will I get and that is usually followed by how soon will I get the money. It’s certainly understandable that those two concerns are, most often, top of mind. After all, you’re likely selling your home to buy another one or invest the money in something else.

But, if as a seller, you can get into the buyer’s mindset, the sale of your home can come faster and for more money.

Understanding the way buyers think involves seeing things not from your perspective but from your potential buyer’s mindset. It can sound easy but actually it’s often harder to do than most sellers think. The psychology of buying is driven by emotional experiences, money, and timing. With that in mind, sellers can help create optimal circumstances that literally help walk the buyer through the process and completion of the sale of your home.

It starts with a feeling. When you meet someone for the first time, you form a first impression based on a feeling. That’s exactly what happens when buyers set foot into your home. Work with an experienced agent to learn exactly what kind of impression your home is giving off. If it’s a small home, make sure it’s not overfilled and cluttered.

Pick up all the loose clutter that’s floating around. Throw out old magazines. People like to see things that are streamlined or clean or fresh looking. There’s nothing worse than walking into a place and seeing a stack of magazines all over the place or an unmade bed.

Go the extra step and take care of items that might have been overlooked for quite some time. Steam clean the carpets, the upholstery, the furniture, if that’s what’s needed. Have the windows cleaned, light fixtures cleaned. Make it feel clean when you walk in.

Go back to basics. You may love your turquoise carpet but do you really think buyers will? Getting inside the buyers mind will help you answer these questions. You can also pick up home décor magazines and see what appeals to the masses. You don’t have to change everything in your home, but going back to basics in a few areas will help buyers see how your home can become their home.

As soon as buyers see a really loud red, orange or lemon-green color they automatically think about re-doing. That, of course, means the buyers are already beginning to calculate the amount of money they need to take off of the sale price in order to get the home in the condition they would like it.

If instead you stick with neutral colors such as painting the walls off-white, light beige or Navajo white, you have a better chance in preserving the sale price.

Repair anything that looks torn, worn or broken If you walked into a retail store and saw a garment that you liked but it was torn or missing buttons, chances are you’d search for another one or ask for a discount if that were the only one of its kind.

That’s what buyers will do with your home when they spot torn screens, garage doors that don’t open, or broken light fixtures that are hanging out of the wall. Buyers, if at first they don’t get completely turned off and walk away from the sale, will first begin to think that there is more damage to the home than what they’re able to see and then they start to calculate the cost of repairing those damages. But buyers often exaggerate the amount of money needed to fix the repairs.

In today’s market people are looking desperately to find out what’s wrong with a home so that they can lower the price.

In the buyers’ minds, they come up with some kind of incredible price to fix repairs. In their mind, they go way overboard and eventually it affects the bottom line price for the seller.

Don’t miss an opportunity to get the word out about your home being listed for sale. It only makes sense to let your neighbors know. By doing this your neighbors can sometimes become great facilitators and supporters of the sale.

Most people are visual buyers. If the home doesn’t look clean, spotless, and repaired then the buyer thinks what’s behind the walls, how much more money do I have to put into this home.

Related Links
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           Check out my newsletter, The Real Estate Update

This is a significant piece of regulation to boost the housing market, which has been signed into law by the president, clearly now is a time to consider buying, Ann Arbor Real Estate. Usually the bottom hits when properties at the low end of the market start moving. In this bill there are several initiatives to do just that.  When first time buyers enter the market, everything else moves up the ladder. This bill will now encourage lenders to make loans, which in my opinion has been the single most important reason for the slow recovery, the availability of credit. Many, many deals in the last few months have fallen apart because borrowers, even really good borrowers with excellent credit, etc, could not get loans.

Call our team, if you’re interested in Ann Arbor Michigan Real Estate or come to our

First Time Home Buyer Seminar on:

August 26^th at 6:30 PM.

Call Vicki at 734-216-2172 for details.

Provisions of Housing-Mortgage Relief bill signed into law

Gives the Federal Housing Administration $300 billion in new lending authority and relaxes standards to provide affordable, fixed-rate mortgages to an estimated 400,000 debt-ridden homeowners. Any losses would be covered by an affordable housing fund financed by Fannie Mae and Freddie Mac, the government-sponsored companies that finance mortgages.

1. Do you work full time or part time as a real estate agent?
An agent who cannot focus on your needs during the week will not make an ideal agent. Most people assume their agent is fulltime, but quickly find out they are hard to reach because they work a second job!
2. Is your license in good standing?
You assume it is, but this is not always the case. Obvious questions can be a life savor; so ask them!
3. How many years of experience do you have?
Experience is key, but even more important are results. A young agent does not mean fewer results, but be careful. If the agent has less experience, then make sure you do more research before choosing them.
4. How would you assess the current market for selling/buying?
An agent that inflates the appearance of the market conditions is a sales person, so be careful. You want an honest opinion and not one that is full of hot air.
5. How long have you sold homes in this area?
An established agent in a specific area is ideal, because they know the market and the needs of the buyers. This does not means someone with less experience in the area means fewer results, but an agent who has sold many homes in your area is a plus.
6. How many other clients (sellers and buyers) do you represent?
An agent who is swamped with clients will give you less time. If their number is excessive, then ask details about their office, if they use assistants and how they can meet your needs with excessive clients. Also, watch closely, because many agents are well organized and this will show by calls being returned quickly and consistently, which means the amount of clients they have can be handled easily. Note: An agent with few clients or none is likely to represent a problem and not an ideal scenario for you.
7. Will you handle all aspects of my transaction or will you delegate some tasks to a sales associate or administrative assistant?
If you work with a busy agent, a knowledgeable assistant can be invaluable when you have questions. Busy agents also are often the top producers in an area, but you may not get as much personal attention as you want.
8. Will you give me a list of homes you sold in the last 12 months?
The list should contain addresses, property types, names of sellers or buyers, list prices, sale dates, and sale prices. If you’re undecided about an agent, contact the agent’s former clients and ask whether the agent was easy to work with, whether they feel they got a good price and a good contract, and whether they would use the agent again.
9. Do you require a contract, if so terms?
Contracts are required by most states, so this answer is surely to be yes. What you want to find out are the terms in detail, when the contract ends, option to cancel and requirements of both parties.
10. How much commission do you charge? What other fees are attached?
Find out the commission the agent is willing to negotiate. The seller pays a majority of commissions, but occasions exist where the buyer will charge. The average commission is around 6% of the total sale price. Find out if the agent charges additional fees or charges and what they are for.

Related Links
Buyer’s Special Reports
           Visit our website for much more useful information for home buyers.

Seller’s Special Reports
            Visit our website for much more useful information for home sellers.

 
A Seller’s Agent
A seller’s agent is called the listing agent and is responsible for selling the homeowner’s property during a given time period, identified in the contract. The seller’s agent will represent the homeowner through the whole process from listing to closing. 
 
Breakdown of Seller’s Agent Participation 
• Represents seller 
• The home seller is responsible for paying the Seller’s Agent commission and usually, the Buyer’s Agent
• Agent will market the home under the terms outlined in the listing contract
• Agent will negotiate terms of the sale on behalf of the seller
• Agent will assist with escrow requirements
 
Cautions
• Examine contract terms closely
• Long term contracts, over 90-120 days, can backfire if the market turns south 
• Try to keep contract in 60-90 day timeframe
• Make sure agents have a solid marketing plan
• Make sure you are using an experienced successful agent and not a “friend” or “family member”
 
 
A Buyer’s Agent
A buyer’s agent will search the local MLS and will help find the ideal property for the buyer. This process can be drawn out and take awhile, depending on how particular the buyer is about the property they desire, how much they can afford, and overall market conditions. 
 
Breakdown of Buyer’s Agent Participation 
• Represents the buyer
• Locates properties to view
• Places bid on property and negotiates terms on behalf of buyer
• Assist with escrow requirements
• Ensures buyer takes proper steps to getting a loan and ensuring quality of purchase
 
Cautions
• If you sign a contract, be sure to outline terms and identify expiration
• If contract is signed, do not use another agent without the other agent being aware

Related Links
Kathy Toth and Team Seller’s Preferred Service
           Receive red carpet treatment as you prepare to sell your home.

Seller’s Guarantee
            Guarantee the sale of your home before you take possession of your new one.

Additional Seller Links
Staging Your Home
Market Snapshot

Have you ever wondered about the finer details of your listing contract between you and your Ann Arbor real estate agent?  In addition to the obvious details, there are quite a few details that you should be aware of.  There are things that your Realtor can add to ensure the contract protects you years down the road.  If missed, some things could cost you. 

Are there things that you want to take with you to your next home?  Are they attached or permanent fixtures?  Have you taken the necessary precautions and made these things known in your contract?

Avoid unnecessary legal conflicts by making sure your contract has covered all the appropriate details.  Kathy Toth and Team are offering a special report entitled, "Eliminating the Confusion of Listing Contracts" - know what you can include or exclude in your contract.

You can obtain this free Ann Arbor real estate report today by filling out a simple, no obligation, web form.  All that’s required is email, first and last name, interest and phone number.  Your data will be kept private and will never be released to anyone.  If you’d like a more personalized and complete response, please fill out your correct phone numbers.

Search all Ann Arbor Area listings from all companies and agents

Kathy Toth and Team
www.KathyToth.com
Keller Williams Realty

This is an article titled Fearing Foreclosure?  Consider  a Short Sale that I found in the Broker Agent News…it is a great article, full of great info on Short Sales. 

Below find a short summary of the article written By Bobbi Dempsey.  If you need more, click here to read Short Sale Can Prevent Foreclosure in its entirety

If you are one of the many homeowners who have fallen behind on your mortgage payments and you don’t see any way to avoid foreclosure, a short sale may offer you the least painful way to resolve the situation.

What’s in it for a seller?
Obviously, the ideal scenario would be that you magically catch up on your mortgage payments and keep your home. But for an increasing number of Americans, that is not a realistic possibility, so it’s to your advantage to take an active role. This is what a short sale is all about — resolving the problem, as opposed to simply hiding from your lender and hoping the issue will go away or, worse, walking away from the property.

Two short-sale killers
Before you even start considering getting involved in a short sale, there are two situations in which an attempt at a short sale is almost certain to fail.

The lender’s motivation
Why would your lender let you walk away from the home and forgive the shortfall on your loan? To save time and money. Foreclosures are expensive and time-consuming for lenders. Once the lender realizes that a foreclosure is inevitable, a short sale may seem like the lesser of two evils. Plus, short sales help the lender look good on paper — the property was never listed as an actual foreclosure, which helps the lender’s numbers.

By Bobbi Dempsey • Bankrate.com 

Related Links to help Sellers Sell
Advertising Your Home | Click here
The more your home is advertised, the more people will know it’s for sale, which increases the chance of it being sold quickly. What method of advertisement do you use? Discover what methods we find most productive, maximize on the exposure of your home.

How To Sell Your Home | Click here
There are nine steps in selling a home. If you are one of the many having problems selling your home then this article is for you.

More Ann Arbor Area Short Sales and Foreclosure Info
Ann Arbor Short Sales
Distressed Sales on Ann Arbor Real Estate

When selling a house, we all share the same goal - to sell it quickly and at the highest price possible.

If you’ve placed a house on the market, you may have possibly enjoyed the thrill of receiving that first offer. Unfortunately, you may have also experienced the disappointment of a much lower offer, or one that doesn’t come for weeks or months.

Most people buy a house for emotional reasons, most real estate professionals agree. The desire for a comfortable home and lifestyle propels buyers to purchase a specific house.

The easiest way to understand this is to remember your own experience of purchasing a home. You had some idea of what you were looking for, and you probably clutched a list of desirable features. You may have looked at several houses, but none of them seemed just right. Then one day it happened when you least expected it - there it was. Within minutes you knew this was the one; you were overtaken by a powerful emotion. If two houses are similar, buyers will choose the one that touches them emotionally.

The same mind-set applies when the roles are reversed, when you are the seller and not the buyer. Only when a buyer "feels" as if your house can be a home will they acknowledge that it could be. The emotion that overpowers the prospective buyer can be compared to love at first sight.

There are several ways to approach a buyer, but one of the most important ways is to make sure when your house is ready to be placed on the market, it plays to the largest audience. Selling your house should go quickly, smoothly and profitably. Dressing your house to achieve a profitable sale can help you buy your dream home.

Gertrude Singer, a REALTOR with National Realty in Florida, said that the first and most important step to dressing for success is uncluttering.

"Clutter makes rooms and the entire house feel smaller. Uncluttering makes every room in your house look and feel more spacious. Your goal is to create a roomy, comfortable feeling that’s inviting to prospective buyers,".

Uncluttering also means organizing. Show buyers that you have a place for everything and everything in its place. By putting everything away neatly, buyers will feel that by living in your house they, too, could be well organized. Ultimately, less is more.

Another important step is cleaning - not just everyday cleaning, but a thorough spring-cleaning. According to John Kuehne with Pruitt Real Estate, Inc., "a deeply clean house not only looks great, it feels uplifting, and as new as when you first bought it."

Kuehne also suggests removing any old and stained carpeting and replacing it with light colored tiles to give the impression of a large, clean room. An unclean house will create doubt and apprehension in a prospective buyer.

If anyone in your household smokes, consider smoking outside, and use a carpet freshening agent each time you vacuum. Singer also suggests burning scented candles or baking a batch of cookies to give your house that homey, lived-in feeling.

Now that you have done away with the clutter, your house is sparkling clean, and the scent of cookies baking in the oven permeates the entrance to your house, your next step should be to concentrate on repairs.

A house will not sell for top dollar if any detail, whether large or small, is in need of maintenance. These would include a leaky faucet, a cracked tile, or peeling paint. These may signal a warning to a buyer, creating the fear that larger maintenance problems could be lurking beneath the surface.

Kuehne suggests the seller make a complete list of repairs, small and large. Look at the house through the buyer’s eyes. Replace any cracked or broken window panes, repair wood rot, re-caulk where needed, patch all cracks and nail holes, replace missing or loose tiles, replace old carpet, tighten loose doorknobs, and lubricate squeaky hinges. These fix-ups will ultimately help you receive the offer you want.

And, finally, a word about a beloved member of your family: your pet. Pets that live in your house will make a strong, possibly negative statement. Research shows that half of all potential buyers are either allergic to, dislike, or are afraid of pets. While your house is on the market, keep Fido outside as much as possible. If that’s not possible, be sure to clean, vacuum and neutralize odors daily to keep your house smelling fresh. Consider asking a neighbor to watch your pet in their home while you’re showing your house to prospective buyers.

There is no magic to getting the most for your home. Every house will sell;, eventually - it’s just a matter of when and for how much. It only takes one buyer, but which one? You decide.

Related Links
The Kathy Toth and Team Home Selling Team’s Guaranteed Sale Program
The Kathy Toth and Team can help you Stage Your Home

New Listings in the Ann Arbor Area
714 Leona
9401 Wildwood Lake

Washtenaw Homes Sellers can Avoid Paying Extra Taxes