What To Repair Before You List

When you’re getting ready to list your home, it’s of the upmost importance to ensure you are showing it in the best light. Taking time to highlight its strengths and fix up some of its possible weaknesses can make a big difference in how fast it sells. Here are our top five recommended repairs to make before selling your home.

Repaint walls.

Giving your home a fresh coat of paint is one of the most cost-effective ways to spruce it up, and generally, it can be a do-it-yourself project. Make sure cover any walls with scratches and chips and consider updating any accent walls with a more neutral coat.

Repair floors.

Hardwood floors are a very desirable feature in a home, so you want to ensure they look their best by fixing scratches or dull areas. If your carpet is worn or stained, consider replacing them. And don’t forget the tile in your kitchen or bathrooms. Re-grouting can go a long way in making dingy tile work look brand new!

Refresh the landscaping.

Show buyers your home is the full package by dressing up the outside as well as the in. Clean walkways and driveways, plant seasonal flowers and plants, trim hedges and trees, install outdoor décor pieces and fill in mulch and gravel.

Fix your fixtures.

Leaky faucet? Rusted drains? Loose drawer handle? Making these small fixes can make a big difference to potential buyers with detailed-orientated minds. Improve your kitchen. An outdated kitchen can be a real eyesore in a home. Updating cabinetry, repairing or replacing countertops, and installing new faucets and sinks may be worth the investment

Posted on February 4, 2019 at 3:00 pm
The Hancock Team | Category: Real Estate, Seller-focused | Tagged , ,

How We Bought Our First Home: Getting a Mortgage When Self-Employed

Two freelancers buy their first home in a sellers’ market.
Kaitlin Wadley and Bryce Bordenkecher in their dining room

After nine years in a 550-square-foot apartment, Kaitlin Wadley and Bryce Bordenkecher were ready for more space and their own place. And since Kaitlin works from home, they weren’t just shopping for a house; they were shopping for a workplace, too. But they had a challenge: These creative professionals were both self-employed. Getting a mortgage can be a little harder when you’re a freelancer.
Professions: She’s a freelance illustrator who also runs an online vintage clothing store; he’s a photo retoucher.

Home style: 103-year-old bungalow

Sale price: $249,900

Year of home purchase: 2018

City: Minneapolis

Names: Kaitlin Wadley, 30, and Bryce Bordenkecher, 32

Plus, they were in a seller’s market, with houses getting multiple offers as soon as they were listed. Here’s how they made it work.

You’d been in the same apartment for nearly a decade. What finally made you say, “House. Now.”?

Kaitlin: I work from home. I was like, “I need out of this tiny apartment.” I was the one pushing to buy. I wanted another cat, and we needed more room for that, too.

Did you know what kind of house you wanted?

Kaitlin: We wanted something older, with architectural details. We didn’t want anything built after 1950. We didn’t want a 1970s house covered with carpet and paneling.

What was the first thing you looked at?

Kaitlin: A condo, because it was cheap, $150,000. It was seven blocks from where we were living, and it was in a 1915 building. We went the first week it was listed and put in an offer. It wasn’t accepted. We realized we needed to be serious.

And being serious meant?

Kaitlin: Zeroing in on what we wanted. You couldn’t just casually browse in that [seller’s] market. We sat with [our agent] Mike Smith and had a candid conversation about what we were looking for in a house. The style, condition, number of bedrooms, price range, and neighborhood. He took us on a first round of showings, so he could get an idea of what we wanted.

Then he set up a custom search that would email us new listings every night that fit our criteria, and we would go through those and see if there were any we wanted to look at. You had to put in an offer that minute in that market, so screening the houses helped us move faster.

How long did you shop before you found The One?

Kaitlin: Two-and-a-half weeks. But we looked at a lot of homes. We saw a three-bedroom house we liked and decided we wanted to make an offer, only to be told that the seller had accepted an offer while we were looking at it. We had to pick up the pace of things because homes were going fast.

How did you know that a bungalow was the house for you?

Kaitlin: The size and the architecture were right. It’s Arts and Crafts, a style that goes with any type of furniture. It had two bedrooms, so we would have one to use as an office/studio space and one to sleep in. We liked the neighborhood, and there were mature trees in the yard. It didn’t need a lot of work. The price was right, too.

You were in a tough market. Was it hard to get the house?

Kaitlin: There were three offers in addition to ours. One was an escalating offer. But the owner took ours because our agent has a good relationship with the seller’s agent. He convinced the seller to take our offer. I don’t know why, but I think it was because we were a young couple buying our first house.

Getting a mortgage when you don’t have a W-2 is tougher than when you do. What was it like for a couple of self-employed creatives to get a six-figure loan?

Kaitlin: It was tricky. Bryce had two years where his income was, like, $16,000 less from one year to the next, because he had taken on fewer clients. He had to provide a couple of years [of tax returns] to show it was a one-time dip. He also had to write a letter explaining that it was because he had taken on [fewer] clients.

[The lender] didn’t ask for lists of clients, and we were glad. A friend of ours who’s a freelancer referred us to our broker, and I think the fact that [our broker] had worked with freelancers in the past probably worked in our favor.

What type of mortgage did you get?

Kaitlin: We went with traditional. We had enough to put 20% down without using up our savings, and we didn’t want a mortgage where we had a lower down payment because it felt good to get a chunk of that house paid for.

What’s your advice to first-time home buyers?

Kaitlin: Don’t start looking until you have saved up your down payment. Get an agent. It’s worth it to get one to help you hone your search. Know what you’re willing to compromise on because the faster you can come to a consensus on a house, the better.

There’s also a really scary period between when the offer is accepted and your financing is secured and when you close on the house. It’s totally normal to get cold feet and worry you’ve made a mistake. Chances are, you haven’t.

Related:  Know-What-You’reWillingto-Compromise-On Worksheet

Finally, did you get that cat you wanted?

Kaitlin: Yes. We got our fourth one when we knew we were moving. It was another one of those things where I had to convince [Bryce]. Now that’s his favorite cat.

Posted on October 30, 2018 at 12:34 pm
The Hancock Team | Category: Buyer-focused, Real Estate | Tagged ,

The Everything Guide to Selling Your First Home

How to figure out exactly what you want, and how to work with the experts who’ll help you get it.

Selling, a famous salesman once said, is essentially a transfer of feelings.

You love and cherish your home. You want the next owner to fall in love with it, too — through photos, through words, and through the experience of walking through your front door. But, perhaps most, you want to get the price you want.

This isn’t a small task. Selling a home requires work. It requires time. The journey isn’t always easy. There will be frustrations. But when you seal the deal and move on to your next chapter — wow, what a blissful, boss feeling.

Below, we preview and link to each step in your journey. We’ll discuss how to know what you want (and what your partner wants, if you’re selling together). How to understand the market, and ways to make a plan. And most importantly? How to create relationships with experts and trust them to help you get the job done.

Now, let’s talk about selling your house.

Know, Exactly, What You Want

First things first: You need to know what you want (and what your partner wants) in order to sell your home with minimum frustration. Why are you moving? What do you expect from the process? When, exactly, should you put that For Sale sign in the yard? We can help you get your thoughts in order with this home selling worksheet.

Do Your Research

Unless you bought your home last week, the housing market changed since you became a homeowner. Mortgage rates fluctuate, inventory shifts over time — these are just a few of the factors that affect the state of the market, and every market is unique. Educate yourself on what to expect. Start with our study guide on the market.

Interview and Select an Agent

This is the most important relationship you’ll form on your home selling journey. Pick the right agent and you’ll likely get a better sales price for your house. Here’s how to find and select the expert who’s right for you.
Price Your Home

How much is your home worth? That’s the … $300,000 question. Whatever the number, you need to know it. This is how your agent will help you pinpoint the price.
Prep Your Home for Sale

Today, home buyers have unfettered access to property listings online, so you have to make a great first impression — on the internet and IRL. That means you’ll have to declutter all the stuff you’ve accumulated over the years, make any necessary repairs, and get your home in swoon-worthy condition. Here’s how to stage your home.

Market Your Home

Home buyers look at countless listings online. The best-marketed homes have beautiful photos and compelling property descriptions, so they can get likes — which can amount to buyer interest — on social media. Some agents are even using videos, virtual tours, texts, and audio messages. It’s time to consider how to promote your property.

Showcase Your Home

One of the best ways to get buyers in the door is to have an open house. This is your chance to show off your home’s best assets, and help buyers envision themselves living there. Know how your agent will organize, advertise, and host the event to ensure it’s a success.

Receive Offers

Yes, you might get offers plural, depending on your market. Assuming you’ve collaborated with your agent, you’ve likely positioned yourself to receive attractive bids. Your agent will review each offer with you to determine which is best for you. (Read: The offer price isn’t the only factor to consider: Here’s why.)

Negotiate With the Buyer

To get the best deal for you, you’ll likely have to do some negotiating. Your agent will help you craft a strategic counteroffer to the buyer’s offer, factoring in not only money, but contingencies, etc. Let’s talk about how to ask for what you want.

Negotiate Home Inspection Repairs

Ah, the home inspection. It’s as much a source of anxiety for buyers as it is for sellers. Nonetheless, most purchase agreements are contingent on a home inspection (plus an appraisal, which will be managed by the buyer’s lender). This gives the buyer the ability to inspect the home from top to bottom and request repairs — some even could be required per building codes. The upshot: You have some room to negotiate, including about certain repairs. Once again, your agent will be there to help you effectively communicate with the buyer.

Close the Sale

Settlement, or closing, is the last step in the home selling process. This is where you sign the final paperwork, make this whole thing official, and collect your check. Before that can happen though, you’ll have to prepare your home for the buyer’s final walk-through and troubleshoot any last-minute issues. We’ve got you covered with this closing checklist.

Posted on September 10, 2018 at 9:16 pm
The Hancock Team | Category: Real Estate, Seller-focused

Ideas for Accent Walls

An accent wall can totally transform a room, taking it from boring and drab to bold and exciting. Accent walls create a new focal point for your space, add liveliness and contrast, and are typically a very inexpensive DIY project.

The starter accent wall

You can easily add an accent wall to your room in one afternoon by applying a new paint color. Deep blues and bright oranges are common choices for accent walls, but choose a color that will complement your existing decor and overall design aesthetic.

Interesting textures

Bright, contrasting paint is a good starting point, but there are other options for accent walls that are even more eye-catching and distinct. Floor-to-ceiling wood planks can make your home seem both rustic and modern all at once and provide a natural, outdoors-inspired feel. It’s more work than simply painting a wall, but it’s still relatively inexpensive. You can source the wood from pallets on Craigslist and stain it yourself before attaching it to your wall. It takes a little extra elbow grease, but it’s worth the effort.

Patterns, murals, and more

Paint and wood are bold enough on their own to transform a room, but they’re still pretty subtle compared to other accent wall options. A chalk paint accent wall is a creative idea for any room and makes for some fun moments when you’re entertaining. There are also endless options for wallpaper and stenciling if you want some patterns or you can get really bold with a mural or oversized art print.

Posted on August 6, 2018 at 12:41 pm
The Hancock Team | Category: How-to, Real Estate, Upgrades

Dispelling Refinancing Myths

“Refinancing” is a scary word for many people, but that shouldn’t be the case for you. For many homeowners, refinancing can not only lower your monthly payments and help with your monthly budget, but it can save you thousands of dollars in the long run.

YOU’RE NOT TOO LATE.

For years now, we’ve been hearing that interest rates will be on the rise, and although there have been some small increases, you’re still in a great position to drastically lower your interest rate. The general rule is if your mortgage interest rate is more than one percent above the current market rate, you should consider refinancing.

IT’S NOT TOO TIME CONSUMING.

Don’t brush off refinancing just because it seems like a long and daunting process. An informational call with a lender to see how rates compare will only take a few minutes. There are also some programs for streamlining the application process. And besides, isn’t the amount of money you could save worth the time and effort?

ARMS CAN BE REFINANCED, TOO.

Seeing your Adjustable Rate Mortgage (ARM) increase after the introductory period can be incredibly stressful and place a squeeze on your budget. Many people assume they’re stuck, but ARMs can be refinanced, just like fixed-rate mortgages. You can even switch to a shorter term fixed-rate mortgage, such as 15 or 23 years. The longer you’re planning to stay in the home, the more sense it makes to look into refinancing.

Posted on July 6, 2018 at 12:39 pm
The Hancock Team | Category: Finance, Real Estate, Savings, Seller-focused

5 Negotiating Tactics That Kill Sale

Negotiation is a subtle art in real estate, but skilled negotiators can usually find some common ground that satisfies all parties.

On the other hand, using the wrong negotiation tactics can sink a deal pretty quickly. Here are some negotiation tactics buyers (and real estate professionals) should avoid:

  1. Lowball offers: Going far below market value when you make an offer damages your credibility as a buyer and can be insulting to the seller. The seller has a range in mind that they’ll accept, and if you’re not even approaching the low end of that range, they won’t even consider the offer.
  2. Incremental negotiations: Don’t continue to go back to the seller with small increases in your offer ($1,000 or less). The constant back-and-forth can grow tiresome and lead the seller to consider other opportunities.
  3. “Take it or leave it”: Try not to draw a line in the sand with your initial offer. The seller can get defensive and consider other offers if you immediately show that you’re unwilling to budge. Even if it’s true, don’t make a show of it.
  4. Nitpicking after inspection: Obviously if inspection reveals a major issue, it should be factored into the final sale price. But insisting on a lower price for every minor repair can put negotiations in a stalemate.
  5. Asking for more, more, more: Some buyers will request that the sellers throw in add-ons like furniture or appliances that weren’t included in the listing. Try to avoid giving the seller a reason to build up resentment and think that you’re being greedy.
Posted on May 6, 2018 at 12:33 pm
The Hancock Team | Category: Buyer-focused, Finance, Real Estate

Short sale and foreclosure: How are they different?

As unfortunate as it can be when homeowners fall behind on mortgage payments and must face the possibility of losing their homes, short sales and foreclosures provide them options for moving on financially. The terms are often used interchangeably, but they’re actually quite different, with varying timelines and financial impact on the homeowner. Here’s a brief overview.

A short sale comes into play when a homeowner needs to sell their home but the home is worth less than the remaining balance that they owe. The lender can allow the homeowner to sell the home for less than the amount owed, freeing the homeowner from the financial predicament.

On the buyer side, short sales typically take three to four months to complete and many of the closing and repair costs are shifted from the seller to the lender.

On the other hand, a foreclosure occurs when a homeowner can no longer make payments on their home so the bank begins the process of repossessing it. A foreclosure usually moves much faster than a short sale and is more financially damaging to the homeowner.

After foreclosure the bank can sell the home in a foreclosure auction. For buyers, foreclosures are riskier than short sales, because homes are often bought sight unseen, with no inspection or warranty.

Posted on April 6, 2018 at 12:32 pm
The Hancock Team | Category: Finance, Real Estate, Seller-focused

Which down payment strategy is right for you?

You’ve most likely heard the rule: Save for a 20-percent down payment before you buy a home. The logic behind saving 20 percent is solid, as it shows that you have the financial discipline and stability to save for a long-term goal. It also helps you get favorable rates from lenders.

But there can actually be financial benefits to putting down a small down payment—as low as three percent—rather than parting with so much cash up front, even if you have the money available.

THE DOWNSIDE

The downsides of a small down payment are pretty well known. You’ll have to pay Private Mortgage Insurance for years, and the lower your down payment, the more you’ll pay. You’ll also be offered a lesser loan amount than borrowers who have a 20-percent down payment, which will eliminate some homes from your search.

THE UPSIDE

The national average for home appreciation is about five percent. The appreciation is independent from your home payment, so whether you put down 20 percent or three percent, the increase in equity is the same. If you’re looking at your home as an investment, putting down a smaller amount can lead to a higher return on investment, while also leaving more of your savings free for home repairs, upgrades, or other investment opportunities.

THE HAPPY MEDIUM

Of course, your home payment options aren’t binary. Most borrowers can find some common ground between the security of a traditional 20 percent and an investment-focused, small down payment. Your trusted real estate professional can provide some answers as you explore your financing options.

Posted on March 6, 2018 at 12:29 pm
The Hancock Team | Category: Buyer-focused, Finance, Real Estate

Five Money-Saving Green Upgrades

Going green is great for the environment, but that’s not the only benefit. When you make green upgrades in your home, it can also lead to some major savings.

  1. Solar panels: The upfront cost is big, but the long-term savings are huge. Solar panels will cost several thousand dollars to install, but ongoing maintenance costs are very low, and a typical system could save you hundreds of dollars per year. You can even sell your surplus electricity.
  2. Wood furnace: Wood-burning furnaces are relatively inexpensive, and though the yearly savings aren’t as dramatic (about 10% on heating bills), it adds up over the long run.
  3. Insulation: There’s a good chance your insulation isn’t very efficient, especially in older homes. Look into installing floor, cavity, wall, and loft insulation to reduce your heating bills.
  4. Rain barrels: Rain barrels are extremely inexpensive, and provide gallons of free water to use when you wash your car or water your garden.
  5. Geothermal system: OK, so the price tag is scary at first. A geothermal system uses the earth’s temperature to heat and cool your home, but can cost $30,000 to install. But tax credits allow you to get a lot of that money back, and the energy savings average about $1,900 per year. If you plan to be in your home for a decade or two, it’s a great investment.

 

Posted on January 6, 2018 at 12:21 pm
Trey Hancock | Category: Real Estate, Savings, Seller-focused, Upgrades | Tagged , , , , ,

Priority Tasks for Your Move In

Moving into a new home is an exciting time, and you’re probably daydreaming about decor and paint schemes and new furniture. But before you get into the fun stuff, there are some basics you should cover first.

Change the locks

Even if you’re promised that new locks have been installed in your home, you can never be too careful. It’s worth the money to have the peace of mind that comes with knowing that no one else has the keys to your home. Changing the locks can be a DIY project, or you can call in a locksmith for a little extra money.

Steam clean the carpets

It’s good to get a fresh start with your floors before you start decorating. The previous owners may have had pets, young children, or just some plain old clumsiness. Take the time to steam clean the carpets so that your floors are free of stains and allergens. It’s pretty easy and affordable to rent a steam cleaner—your local grocery store may have them available.

Call an exterminator

Prior to move-in, you probably haven’t spent enough time in the house to get a view of any pests that may be lurking. Call an exterminator to take care of any mice, insects, and other critters that may be hiding in your home.

Clean out the kitchen

If the previous occupants wanted to skip on some of their cleaning duties when they moved out, the kitchen is where they probably cut corners. Wipe down the inside of cabinets, clean out the refrigerator, clean the oven, and clean in the nooks and crannies underneath the appliances.

Posted on December 6, 2017 at 12:21 pm
The Hancock Team | Category: Buyer-focused, Real Estate