Romance is the theme, as the owners of eloquently staged homes await the opportunity to sweep buyers off their feet; implying "paradise lives here."
Home staging บ้านมือสอง ราคาถูก is a growing business because of the higher price a staged home commands. It's great for sellers, but sometimes a lesson learned for buyers. After the closings, buyers learn that the romance is over when they open the doors to the echo of an empty house, even though they paid thousands more for the disappearing fantasy. 'Well at least the paint is fresh' they say to themselves in consolation.
Some sellers pay thousands to have their homes staged professionally in an effort to strike an emotion. However, smarter buyers leave their emotions at home, and see buying as the business transaction that it really is.
Your home is most likely the biggest purchase of your life, and it will be a deciding factor of your financial future. The resale value determines whether you can afford to trade up when you are ready, or if you will be stuck there because you have purchased an already-improved home and were not able to build your equity by improving the home yourself. If you decide to refinance your mortgage down the road, your approval and interest rate will also be based on how much home equity you have.
So what is the best way to buy a home without painting yourself into a corner?
Put virtual blinders on to the decor and focus on the structure and layout of the home, the tax assessed value, the number of bedrooms and bathrooms, the room sizes, the property taxes; the location; its crime rate and school ratings; what the town has to offer, and of course the recent sale prices of comparable homes in the neighborhood.
If there are two almost identical homes, except one is perfectly decorated, and the other has old wallpaper and spider webs; the painted house might sell for 25k to 30k more than the unpainted house. However the buyer of the unpainted house could have a professional painter come in and paint the entire house for only $250 per room. In as little as a week, this buyer gains 23k to 28k in home equity, and his home is now valued the same as the other home.
Professional home flippers buy fixer-uppers and do inexpensive cosmetic cover-ups that earn them an easy 50k to 150k on the average flip. Some use cheap materials, however most buyers don't even notice because they are sold on the shiny new look and smell of the home; with no knowledge of the fact that it was considered a "tear down" just months before.
My advice to all home buyers: "Business before pleasure!"
When you purchase a novelty item, it can be a spontaneous and pleasurable treat. However, when you purchase a home, you are actually negotiating your financial future.
What you find through your due diligence may also be used as a bargaining tool, as you negotiate the best price using your business sense and not your heart.
When selecting a realtor, who will be your advocate in negotiations, be sure he/she is skilled in sales and negotiations. It is not always wise to use the seller's agent as your own agent, for the same reasons you wouldn't bet on a poker game if the other players could see your cards. If you tell your agent you want to offer X-amount, but are prepared to offer more if rejected, that can be the same thing as telling the seller that yourself, since the agent's duty is to get the seller the highest price. A buyer's agent costs the buyer zero, since the seller pays the commission, so you might want to have your own agent who has only your best interest in mind.
After all is agreed upon, and both sides shake hands, then indulge in the expression of planning your home paradise. When the paint dries, you will experience the same contentment as the more impulsive buyer, except you will have the gratification of a lower mortgage payment and more money in the bank.
Buyers should know what they want before going out-not to be easily persuaded by emotions triggered by home stagers or sales agents. Because real estate agents focus on building a good rapport with clients, some are afraid to educate buyers against their will, at the risk of jeopardizing the relationship or sale.
Regarding your mortgage application; there is one single question to ask that can save you thousands of dollars. My advice to home buyers is to apply to more than one bank or mortgage company. After each application, ask the mortgage salesperson: "May I have a printed copy of the Good Faith Estimate (GFE) to compare rates and terms with those of two other lenders?" Even though the law requires the lender to provide you with the GFE within three days of application, it is important to let them know that you will be shopping rate.
No matter how trusting or friendly your mortgage rep is; that single request will most likely force the mortgage rep to cut the sweet talk and give you their lowest rates upfront. Keep in mind; the higher the interest rate you are sold on usually means the higher the commission will be for the mortgage rep.
From my personal experience as a real estate professional and former branch manager of a mortgage company, I put together an easy checklist of basic things a buyer should evaluate. Please feel free to contact me if you have any questions or would like further information.
Jane's Home Evaluation Checklist
Price
Annual Taxes
Flood Zone Rating (is flood insurance required?)
Age of Home
Foundation Condition
Roof Condition
Floor Type Under Carpeting
Heating Type and Number of Zones
Oil, Gas or Electric Heat?
Central Air and Number of Zones
Electrical Box Type? Age? Amps?
Date of Last Chimney Maintenance
Date of Last Gutter Maintenance
Date of Last Central Air Duct Cleaning
Insulated Windows
Deadbolts/Alarms
Below Ground Oil Tank on Property (if so, cost of removal?)
Age of Furnace
Age of Water Heater
Capacity of Water Heater
Age of Roof
Full Baths
Half baths
Bedrooms
Finished basement
Finished attic
Sump Pump or Drain
Patio
Landscaping
Gas or Electric Stove
Age of stove/Kitchen Appliances
Gas or Electric Clothes Dryer
Age of Washer & Dryer
Age of Dishwasher
Ample Closet Space
Room for Addition
Exterior Condition
Boundaries of Lot
Fenced yard
Amenities
Ample Parking
City/Town Parking Rules
Location Rating
Ratings of Schools
School Bus
Minutes to Work
Minutes to Shopping
Nearest Hospital
Street Safety
High Traffic
Maintained Neighborhood
Town Recreation
City Water or Well
Sewer or Septic
Near Railroads
Near Airports
Near High Tension Wires
Near Industrial Area
Estimates of Heating, Electric and Water Bills
When is the Home Available for Possession?
Do not assume all homes can be expanded upon. Each town has their own set of rules and regulations. If you are buying a home with plans to add an addition, speak to the town zoning department before buying. Also ask if there are any easements on the property.
If you are buying a home in a flood zone, do not always trust the seller's word about the actual flooding history in the neighborhood. Ask the town zoning department and ask the neighbors as well.
To find out when the next proposed tax assessment will be, and to confirm the current annual taxes are accurate, call the town's tax collector.
Sure, as a real estate agent I could earn faster commissions by not bringing these things to the buyer's attention, but I prefer to have satisfied buyers and hope they send me referrals because of my sincerity.
"Here's to the smarter home buyer!"
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