Selling

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Save on outrageous listing commissions and sell your home in 60 days or less (Crabtree Team Average sales time) List your home for 4.9% commission and get full service marketing and incredible negotiation skills (on your behalf).  Click here to get a free home valuation.

A podcast that will help you avoid listing with the wrong agent or leaving thousands of dollars on the table you could have put in your pocket. Please listen to this. It’s even more important than the pricing:

EVERYTHING YOU NEED TO KNOW IN 7 MINUTES ABOUT SELLING YOUR HOME FOR THE MOST MONEY RIGHT NOW – NOT WHAT YOUR NEIGHBORS RECEIVED IN 24 HOURS, BUT MORE……

Bryan Crabtree is also a published national author as an expert on housing, finance and business-politics. He is a frequent contributor to Townhall.com Finance and has been quotes in dozens of newspapers and news sites. His Twitter following reaches millions of people each month.
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CLICK HERE to view Bryan’s Columns on Townhall.com Finance. Townhall.com reaches 2 million unique readers per month.

Call 404-775-4045 or email.

Bryan and Mackenzie are in the top 1% of Atlanta Real Estate Professionals having closed over 5,000 sales in their career.

 

3 Things You Need To Know To Sell Your Home:

What Bryan does to sell his seller’s homes is spend every dollar of marketing on driving traffic to his website and to his listings (YOUR HOME), SPECIFICALLY.  This means using Yahoo, Craigslist, Realtor.com, Zillow Trulia (and many more) plus thousands of News Sites (like CNN and PostandCourier.com) to attract buyers to click on your home.  And, unless they click on your home, there is no cost to the marketing.  On the same token, if Bryan doesn’t sell your home, you pay him nothing.  This may sound like a simple statement, but it clearly represents a sales agent that measures, tracks and focuses on what works to sell homes.

Bryan and Mackenzie doesn’t place expensive and worthless ads in magazines or print publications.  This advertising does NOTHING to sell your home.  Bryan’s marketing resources are almost 100%, totally directed at marketing the homes for his sellers.

BRYAN AND MACKENZIE’S marketing works EVERY time. No other ATLANTA agent sells more homes each year that other agent’s couldn’t sell (than Bryan and Mackenzie).

Some agents state that they will buy your home if they don’t sell it (or use similar gimmicks).  What they generally mean is that if you list with them, they’ll pay an insurance company a fee to purchase the home if the system doesn’t work.  What is that system?  Let’s rephrase the marketing to say what’s really happening:  Some agents are really saying, some insurance company will buy your home for 70-80% of what it’s worth if they can’t sell it in a few months.  What does Bryan say about all of this?  WHY NOT JUST SPEND THE INSURANCE MONEY ON MARKETING THE HOME SPECIFICALLY AND THEN YOU WON’T NEED A GIMMICK?

Because Bryan doesn’t pay for Gimmick Insurance, useless print ads and buying expensive celebrity endorsements, he can do EVERYTHING needed to expose your home to the most people and put thousands back in your pocket with his 4.9% commission flat rate.  That equals thousands more equity to YOU at the closing table.  It’s simple – NO gimmick.  If your home is over $125,000 and it’s not a short-sale, you pay ONLY 4.9%.

STAGING SERVICES OFFERED (SOME SERVICES ARE COMPLIMENTARY/INCLUDED) BY THE CRABTREE TEAM:

Expert Home Staging Services

Every home and lifestyle is different. With that difference, our services must compliment the listing’s needs and work within our client’s budget. We have many options to fit these requirements. We provide services for occupied and vacant residential real estate listings. We look forward to helping determine the best service for you and your listing’s success.

Why are we different?

Offers our clients an approach proven to sell Georgia homes.  Our stagers’s systematic training and demographic studies make it easy for us to stage listings regardless of location or price point.

We know that the right price and expert staging results are only as good as the Marketing plan of the Agent. We want every penny spent to sell your home to be worthwhile and make you money! We promote Stage – List – SOLD!

We recommend staging key rooms to perfection. We also can access puzzling spaces or odd floor plans and design them to sell as well. We have budget friendly options, so please don’t let price be a factor.  Working with our expert stagers will provide you a remarkable return on your investment. 

 

Customized Demographic Research

Our specialized demographic findings have proven to find the very target audience for your listing. We use science, environment and other factors to determine the best methods for each project. We accessorize uniquely for each listing. 

When this research is applied we have sold listings in less than 24 hours to 3 days.

Vacant Staging & New Home Construction Model Homes

Starting with a bare palatte, we fill in spaces with furniture and accessories carefully designed to romance buyers. We service model homes for committed local builders and investors wanting a look to match their homes style and clientelle. We can stage every room or make recommendations on key rooms critical to buyer appeal.

Occupied Staging (Full or Blended)

If the homeowner is currently living in their home, we have good news!  Using items available with existing furnishings, we will enhance and customize a look that is market friendly as well as live-in friendly. We focus on flow of traffic, warmth through lighting and texture, updating of fixtures, artwork, furnitures and other details we may find useful to entice potential buyers.

We can complete a whole house or assist with key rooms.  If a home is partially occupied (partially empty), we can provide inventory to complete the best design for your listing.

Pre-Staging Consultations

A written Pre-Staging Consultation details the important work that needs to take place to complete the the final staging step, showcasing. It includes an in-depth interview, room by room recommendations and repairs. It also includes a proposal for hands on staging.

Accessory Rental

We provide an extensive inventory, such as: decor, rugs, linens and any other items necessary to create a buyer friendly environment.

Furniture Rental

We design the perfect environment and often use rental furniture to complete enhancement or fill a vacant home and partially occupied homes. The rental can include: artwork, rugs, greenery and furniture for all rooms.

From curb appeal to the interior, luxury home buyers expect a WOW! moment to happen while looking for their dream home. Their expectations will be met when visiting one of our high-end staged homes. Whatever updates the space needs, including: colors, new fixtures, hardware, lighting, accessories and furniture. True staging expertise are in the details of every roomed designed. For more information on our Luxury Services, please visit call 404-458-7401 or 404-775-4045.

 

HELPFUL ADVICE FOR SELLERS:

When selling your home, there are no guarantees that a buyer will simply walk through the front door. There are steps that you need to take so that your property receives maximum exposure to attract a ready, willing and able buyer.

The appearance of your home, a buyer’s first impression, and other considerations can also affect the sale of your home. Have you considered that home prices in your neighborhood and the value of your property are also factors used for pricing your home? In many cases you may have to bring your home to the buyer. Effective marketing will help ensure that your home is sold in a timely manner at the best price.

Below are some articles that you might find useful in the home selling process. Please feel free to click on one the links to read more.

Seller Articles


Risks of Remodeling Without a Permit

Most cities require that homeowners obtain a building permit before making modifications to their residence. Which modifications require a permit vary by city. Also, some cities are more vigilant than others in enforcing permit laws.

In order for the homeowner to receive a permit, the homeowner or his/her designee are required to file plans and pay fees to the city. In addition, the improvements are given a value. If they increase the value of the property, this may result in an increase in property taxes. Inspections are often required, and this means having to schedule and then wait for inspectors to approve the work to be done. This process can be time consuming and inconvenient in the short run. It is for this reason that some homeowners skip the permit process.

If a permit is needed and you fail to get one, the city may discover this at some time in the future and getting a permit retroactively can frequently be significantly more expensive and much more problematic than having obtained the permit before work commenced. If work is not done in accordance with city procedures or if the inspector is unable to determine if the work has been done properly, the homeowner could be required to open walls, tear up floors, so that the inspection may take place. In addition, by law, work not permitted where a permit was required must be disclosed to any prospective purchaser. This may cause the owner to discount their sale price or perform costly or time-consuming repairs before title can be transferred.

For prospective buyers of a property, save yourself the future hassle and loss of money by researching whether all work on the premises has been done according to code and with the proper permits. You may obtain these permits by going directly to Building & Safety in the municipality in which the property is located or by hiring a “permit puller” who will research the permits for you.

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Traversing the Pitfalls of Home Inspections

June and Fred Smith were diligent about getting their home ready for sale. They ordered a pre-sale termite inspection report. The report revealed that their large rear deck was dry-rot infested, so they replaced it before putting their home on the market.

The Smiths also called a reputable roofer to examine the roof and issue a report on its condition. The roofer felt that the roof was on its last legs and that it should be replaced. The Smith’s didn’t want buyers to be put off by a bad roof, so they had the roof replaced and the exterior painted before they marketed the home.

The Smith’s home was attractive, well-maintained and priced right for the market. It received multiple offers the first week it was listed for sale.

But the buyers’ inspection report indicated that the house was in serious need of drainage work. According to a drainage contractor, the job would cost in excess of $20,000. Fred Smith was particularly distraught because he’d paid to have corrective drainage work done several years ago.

First-Time Tip: If you get an alarming inspection report on a home you’re buying or selling, don’t panic. Until you see the whole picture clearly, you’re not in a position to determine whether you have a major problem to deal with or not.

What happened to the Smiths is typical of what can happen over time with older homes. The drainage work that was completed years ago was probably adequate at the time. But since then, there had been unprecedented rains in the area, which caused flooding in many basements. Drainage technology had advanced. New technology can be more expensive but often does a better job.

The Smiths considered calling in other drainage experts to see if the work could be done for less. After studying the buyers’ inspection report, the contractor’s proposal and the buyers’ offer to split the cost of the drainage work 50-50 with the sellers, the Smiths concluded that they had a fair deal.

The solution is not always this easy, especially when contractors can’t agree. Keep in mind that there is an element of subjectivity involved in the inspection process. For example, two contractors might disagree on the remedy for a dry-rotted window: one calling for repair and the other for replacement.

Recently, one roofer recommended a total roof replacement for a cost of $6,000. A second roofer disagreed. His report said that the roof should last another three to four years if the owner did $800 of maintenance work. Based on the two reports, the buyers and sellers were able to negotiate a satisfactory monetary solution to the problem for an amount that was between the two estimates.

It’s problematic when inspectors are wrong. But it happens. Inspectors are only human. Here is another example: A home inspector looked at a house and issued a report condemning the furnace, which he said needed to be replaced.

The sellers called in a heating contractor who declared that the furnace was fit and that it did not need to be replaced.

The buyers were unsure about the furnace, given the difference of opinions. The seller called in a representative from the local gas company. The buyers knew that the gas company representative would have to shut the furnace down if it was dangerous. He found nothing wrong with the furnace, and the buyers were satisfied.

In Closing: Sometimes finding the right expert to give an opinion on a suspected house problem is the answer, but it is always good to get two opinions.

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What is a CMA and Why Do You Need One?

CMA is real estate shorthand for “Comparative Market Analysis”. A CMA is a report prepared by a real estate agent providing data comparing your property to similar properties in the marketplace.

The first thing an agent will need to do to provide you with a CMA is to inspect your property. Generally, this inspection won’t be overly detailed (she or he is not going to crawl under the house to examine the foundation), nor does the house need to be totally cleaned up and ready for an open house. It should be in such a condition that the agent will be able to make an accurate assessment of its condition and worth. If you plan to make changes before selling, inform the agent at this time.

The next step is for the agent to obtain data on comparable properties. This data is usually available through MLS (Multiple Listing Service), but a qualified agent will also know of properties that are on the market or have sold without being part of the MLS. This will give the agent an idea how much your property is worth in the current market. Please note that the CMA is not an appraisal. An appraisal must be performed by a licensed appraiser.

The CMA process takes place before your home is listed for sale. This is a good assessment of what your house could potentially sell for.

CMAs are not only for prospective sellers. Buyers should consider requesting a CMA for properties they are seriously looking at to determine whether the asking price is a true reflection of the current market. Owners who are upgrading or remodeling can benefit from a CMA when it’s used to see if the intended changes will “over-improve” their property compared to others in the neighborhood.

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The Home Sale: Securing the Deal

Ready to close the deal? Maybe not.

Sometimes unforeseeable issues arise just prior to closing the sale. Hopefully, with negotiation, most of these have a workable solution. Unfortunately, this is not always the case. But don’t panic. Another buyer might still be found who is willing to accept the house as is.

Imagine that your prospective buyers are a couple with young children. They envision your unused attic as the perfect playroom for the kids but, before closing the deal, they request an inspection to see if it’s safe and also if they will be able to install a skylight to provide natural light to the new space.

This inspection reveals that under the shingles that are in good condition is a roof that will only last another year or two. The prospective buyers immediately balk, not wanting to incur the time and cost of replacing the roof. Their plans were to move in and only have to spend time and money renovating the attic. The additional cost of the new roof, they say, is just too much.

At this point, you sit down with the prospective buyers and calmly discuss the situation and how it can be solved to the benefit of all. First, you agree to get another professional opinion on what really needs to be done. Inspectors are only human, and are not infallible. Once the extent of the damage is agreed upon, you can jointly decide what to do about it. While the buyers hadn’t planned on that expense, you show them that instead of a limited roof life that they would get with most existing homes, they’ll have a new worry-free roof that won’t cost them in repairs for the next decade or so. Since the roof wasn’t in as good shape as you had thought, you agree to lower the purchase price to help offset the cost of the new roof.

By negotiating calmly and looking at all possibilities, what could have been a “deal breaker” can be turned into a win-win situation for both the buying and selling parties. In other cases, the most workable agreement for both parties might be for the deal to be called off. The seller can always find another buyer and the buyer can always find another home.

To protect yourself against last minute “buyer’s remorse,” make sure the purchase contract anticipates and closes as many loopholes as possible after all known defects have been fully disclosed.

*60 day commission guarantee and 4.9% commission offer cannot be combined.  These are two separate programs.

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