7 Things Buyers Do That Drive Agents Crazy

Adapted from an article in Realtor.com, authored by Angela Colley

Buying a house is a process and one in which you’ll be in constant contact with your Realtor.

Your agent will spend a great deal of time to select only those homes to show you that meet your needs, especially regarding size, number of rooms, neighborhood and price. Don’t make these mistakes that will frustrate your agent and sabotage your chances of getting the right house, at the right price.

1. Caring too much about aesthetics

Beauty is only skin-deep when it comes to houses. Don’t get caught up in how a house looks right now. If it’s dirty, outdated, or in need of small repairs, you might be tempted to run. Instead, pay attention to the important aspects of a house—location, lot, floorplan and layout.  The cosmetic issues and small repairs can be fixed, often at a relatively low cost.  If the “bones” of the house are right, it may be well worth your extra effort to do the updates to make it your perfect home.  And, your agent may also negotiate a lower price offer that takes into account the updates that you’ll need to make.

2. Tipping your hand

After looking at a lot of houses, you may become more critically outspoken about the negatives in a house. However, voicing your criticism could spell disaster.

If your comments get back to the seller of the listing agent, it will hurt in negotiations for an accepted offer if you decide to make an offer.

3. Waiting too long

If you find a house you really like but want to think about it, DON’T! In a competitive real estate market, if you’re not prepared to act fast when you find the right home, you’ll lose. You will be disappointed and it’ll drive your Realtor crazy!

Timing is of the essence and if too much time passes between looking at a home and making an offer, the seller might not take you seriously. If another buyer has quickly expressed interest and is in communication with the listing agent, your offer may take second place.

4. Don’t think it’s all about the money

The amount you are willing to offer for a house is a huge part of your offer, but it’s not the only consideration. It’s not always the highest offer that a seller will accept but rather, the best structured offer.

A good offer is a mix of timing, the right price, and reasonable contingencies. If you decide on a price, but refuse to cave on a number of contingencies, you’re likely to frustrate your agent and the seller, and chance losing the deal.

5. Do not ignore what the seller wants

Buying a home is a two-way street. Real estate isn’t like other business deals–you’re buying from another person who has to choose you as the buyer.

Sellers are motivated for different reasons. Some are driven entirely by money, while others want to see their beloved home go to someone who will love and care for it as much as they did.

When you partner with a Realtor to represent you in the purchase of a property, that agent is gathering information about the seller’s motivation. They’ll use that information to help you write the best offer, and if you’re ignoring it, you could be hurting your chances.

6. Talking to the other team

Communicating with the listing agent directly is NOT good, even if you think you’re just being friendly to help seal the deal or think you should bypass your agent and talk directly to the listing agent. Remember, the listing agent’s job is to get the most money for the seller and he/she does not have your best interests in mind. YOUR Realtor does.

7. Writing a counter offer? Don’t lowball it

In negotiations, you’ve got to know when to stand your ground—and when to give a little.

If the sellers didn’t accept your first offer, but they’re willing to consider a counter offer, listen to your agent who has the expertise to guide you to an accepted contract. If your counter offer isn’t reasonable, your Realtor will spend a lot of time going back and forth between you and the seller’s agent. Worst case scenario, you’ll frustrate the sellers and lose the house for good.

We know you don’t want to overspend or give in on too many parts of the deal, but don’t be so stubborn that you kill the deal. Listen to your Realtor. By now, he/she knows what the seller will and will not accept.

When working with my clients, both buyers and sellers, I strive to develop a comfortable and trusting relationship.  I want to help you find exactly the home you want, without wasting time by showing you houses that do not meet your needs. I’ll help you stay on track and when you find the ideal house, I’ll assist in writing an offer that will be accepted and protects your investment.  If you or someone you know is thinking of buying a new home, please call me (682.551.0336) and let’s get started!

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Four Questions Your Realtor Probably Won’t Answer

Adapted from an article by Stephanie Booth | Realtor.com

Your Realtor can answer almost any question about a house you’re interested in, but if you ask certain questions, you probably won’t get an answer. By not responding, they’re staying on the right side of the Fair Housing Act, which prohibits housing discrimination based on race, religion, sex, or family/economic status.

Here are the top 4 questions agents are asked, but most likely will not answer:

Is this a good place to raise a family?

Realtors who either encourage or discourage home buyers based on a question about children can face consequences in court. If you want to know this info, you’ll have to do your own research.

What’s the neighborhood like?

A friend will answer this question but your Realtor won’t because the answer could be deemed prejudicial. To check an area’s ethnic makeup, visit the U.S. Census website, which has all the details you want to know.

Is this area safe?

The answer to this could be construed as racist or classist, so most agents will keep their lips sealed on this one. Visit MyLocalCrime.com to access recent local crimes or vandalism.

How are the schools here?

A Realtor has to be careful not to let their answer be construed as a coded message about race. He or she can suggest websites that rank schools (ie, Great Schools and School Digger).

Whether you’re a buyer or seller, I can answer specific and legal questions about a property. If I’m not allowed to answer your question, I’ll direct you to the answers where you can check them out yourselves. If I don’t know the answer, I’ll find it for you. I strive to make your real estate transactions pleasant and successful.  My clients will vouch for that–check here to read some of their testimonials! http://bit.ly/2p573wu


What’s the Best Credit Score to Get A Good Mortgage?

So you want to buy a house and you wonder how your credit score will impact your ability to get a mortgage loan with a good interest rate.

A perfect credit score is 850, but all scores 760 and above are considered to be in the best range. Mortgage lenders want your business and will offer you loans with the lowest interest rates.

A good score is from 700 to 759 and a fair score is from 650 to 699. Since a lower score means you’ve had some late payments or other dings on your credit history, lenders see you as more likely to default on your home loan. They may still give you a mortgage, but it will be at a higher interest rate.

Credit scores below 650 are considered poor. This doesn’t necessarily mean you can’t qualify for a loan, but it may be tough, and you’ll pay a higher interest rate.

If your score is lower than you’d hoped, you can raise your credit score. Just keep in mind that you can’t improve a credit score overnight, which is why you should check your credit score annually—long before you want to start house hunting.

If you want to buy a home or you know someone who’s looking to buy a home, contact me to learn your financing options. I can refer you to experienced mortgage loan officers who will consider your financial standing and help you get the best possible loan. Then we can begin your home search.


How Do Comparable Sales Impact My Listing Price

Adapted from an article authored by John N Frank, REALTOR.org

 

In order for your Realtor to establish an accurate valuation in which to list your home, he/she analyzes comparable data—the sales price of neighboring and similar homes that have recently sold.

However, in addition to comps, other factors enter into the equation and they affect how your home compares to neighboring homes.

Location within the neighborhood


If your home is situated near a highway, high power lines or other undesirable locations, it will bring a lower price than your neighbors.

Your home’s lot

If your lot has an odd configuration, or the backyard is chopped off and doesn’t have much useable space, it will bring your price down.

Renovations

Neighboring homes that have recently been updated will get a higher price than those homes that have not been updated. In this case, you can make home renovations that will boost your home’s sales price OR sell your home as-is for a lower price.

New construction

If your neighborhood area has several subdivisions under construction, this will definitely affect the market value of your home since you will be selling in direct competition with new housing. If builders are offering new construction incentives, buyers may find it less expensive to buy new than purchase an existing home. Your Realtor will pull comps from local builders to show the possible impact on your home’s value.

The difference between listing price and sales price

Many sellers will go online to see listing prices for other homes on the market in their neighborhood and ask their agent to price their home accordingly. It’s important to know that listing price is not an accurate measure of any home’s value. The SELLING price is what counts, and that’s what your agent will analyze for an accurate listing price for your home.

Other points that will affect how your house measures up price-wise in your neighborhood are:

  • The style of your home. Is it similar to others in the neighborhood and a popular design that appeals to the average buyer?
  • What price range are adjoining subdivisions? If there is a significant price difference, either higher or lower, it will impact your valuation.
  • Your neighbor’s home—is it one of those occasional eye-sores on your street? If the yard is unkempt or the house is in poor repair, you can believe it will affect the value of your home and likely make it more difficult to sell.

    When Laura Van Meter prepares a market valuation for you, she will deliver the BEST price in which to list your home, and she’ll back up her findings with comparable data.  She’ll also take into consideration any of the above factors that may apply to your home. Her record of sold listings, as well as recommendations from previous clients, means you can be confident that she is placing your home on the market at the BEST possible price.  If you or someone you know is thinking of selling their home, call Laura at 682.551.0336. Let a true professional go to work for YOU!

It’s About to Get Easier to Qualify for a Mortgage

Adapted from an article authored by Clare Trapasso | Realtor.com

We’re living in expensive times, but aspiring homeowners might soon get a break as it becomes a little easier for those with student, credit card, and car loan debt to qualify for a mortgage.

Fannie Mae plans to increase its allowable debt-to-income ratio from 45% to 50% on July 29. This means that more borrowers on the cusp of getting a loan (e.g., millennial, first-time, and lower- to moderate-income borrowers carrying more debt) could potentially qualify for a mortgage backed by Fannie.

The debt-to-income ratio is calculated by taking a potential borrower’s monthly gross income and dividing it by the borrower’s recurring debts such as monthly car payments. Lenders use this ratio to figure out if borrowers can afford to make their mortgage payments each month.

Fannie made the change after analyzing years of data that looked at the ability of borrowers to make their monthly payments. It determined that increasing the ratio will enable more qualified borrowers to get a mortgage loan.

Fannie, which purchases and guarantees mortgages, was already granting ratios of up to 50% with certain conditions—such as if the borrowers had deeper cash reserves, underwent financial counseling, or had higher incomes. The new change opens the door to borrowers with more debt who can’t meet those conditions.

However, not everyone will be benefit from the change. Fannie Mae insures mortgages, but it’s still banks, credit unions, and other financial entities that make the loans—and those lenders have their own criteria for debt-to-income ratios. But the increased debt allowance could encourage more lenders to make changes to their ratios.

A higher debt ratio isn’t a silver bullet for loan seekers, though. If you don’t have a good credit score or a sufficiently large down payment, it won’t change the outcome of your application.

Buyers who can’t qualify, even with the higher ratios, should consider other alternatives. The most logical answer is to look for homes in the lower end of their budget, find a trustworthy co-signer, or simply come up with more down payment money.

I assist my clients to secure mortgage financing and work with several lenders who are experienced in getting clients approved.  If you or someone you know is looking to buy or sell a home, this is an excellent time to be active in the market.  Call me at 682.551.0336 to discuss your housing requirements, or check out my website here:  http://www.homearlingtonmansfield.com/


Can’t Make That 20% Down Payment?

Adapted from an article authored by Carla Fried  | CNBC  

 

Many potential homeowners are unable to buy a home because they can’t come up with the 20% down payment. The National Association of Realtors reports the medium price tag of $236,000 in our current market, which equates to more than $47,000 required for the down payment.  That’s a hurdle too high for many buyers, especially first time home buyers.

If a buyer purchases a home with less than 20% down, then mortgage insurance enters the picture. Adding the insurance premium to the monthly mortgage payment places a higher burden on the homeowner and limits his buying power.

Purchasing mortgage insurance presents several scenarios:

If you have a good credit score, PMI (private mortgage insurance) on a conventional mortgage may be your best option. Once you have the 20% equity, your lender is required to drop the insurance.

If you’re considering a FHA loan, it may have a lower monthly payment, but the mortgage insurance is permanent—you will pay the premium for the life of the loan or until you refinance the loan once you hit the 20% equity mark.

If you’re a military veteran, it is recommended you work with a lender experienced in mortgages backed by the Department of Veterans Affairs. The 0% down payment required for a VA-backed loan is hard to beat, although there is an upfront fee of 2.15% or 3.3% of the loan amount, that fee be rolled into the mortgage.

Another option available to borrowers to avoid the 20% requirement is an 80-10-10 loan. This allows the buyer to make a 10% down payment and requires taking out two mortgages.  The primary mortgage covers 80% of the loan value; a 2nd mortgage, often called a piggyback loan, covers 10%; and the other 10% is the down payment.  It eliminates the need to buy mortgage insurance.

It’s a bit more hassle, in that there are two loans that need to close. The lender handling the primary mortgage will coordinate getting the piggyback, which may come from a different lender. You may pay a few hundred dollars to open the piggyback but shouldn’t be charged again for the appraisal, title insurance and other requirements you’ve covered with the primary. Piggybacks are typically home equity lines of credit (HELOC), which are variable rate loans and subject to increasing interest rates.

I love helping my clients purchase the home of their dreams and I know the in’s-and-out’s of home buying.  I’m experienced in creating the right conditions for buyers to purchase that home.  If you or someone you know needs help in the home buying process, call me at 682.551.0336.  I’ve helped 100’s of clients work toward successful closings and home ownership.


5 Tips to Boost Your Credit Score FAST

Adapted from an article by Angela Colley | REALTOR.com

Lower your credit score fast

So you want to buy a house but you don’t think your credit score is going to get you approved by a mortgage lender. Here are some tips to improve that score in record time!

1. Pay down your balances like a ninja

Credit utilization (or the amount you can borrow versus the amount of debt you’re carrying) accounts for 30% of your credit score. The more available credit you have, the better.

Estimated time for improvement: One month

2. Get your bills current

Paying bills on time is the single most important factor in a credit score. When paid on time, your credit score will improve in one to two months.  If you’re less than 30 days late and you can make the payment today, do it! Creditors don’t typically report until after the 30-day mark.

Estimated time for improvement: One to two months

3. Open a new account

Opening a new credit account will increase your total outstanding credit line (the amount you have available on that card).

Secondly, if you have only one type of credit card, opening another type of credit account can help your “credit mix,” a term the credit bureaus use to indicate whether a person can handle different kinds of accounts.

Be careful though – do NOT apply for a credit card when you shop, where the store offers a discount off your purchase. If you do, you’ll take a hit on the number of recent credit inquiries, and those are negative points to your score.

Estimated time for improvement: One to six weeks, based on processing and reporting your new account

4. Become an authorized user

Have a responsible partner or family member? Becoming an authorized user on one of their accounts will let you piggyback onto their good credit history. Just make sure the person you choose actually pays his bills on time and keeps the debts low.

Estimated time for improvement: Immediately

5. Don’t bother with additional payment histories

Asking your wireless provider or utility company to report your credit history has very little impact on your overall score, so it’s probably not worth the trouble.

So, if you really want that new house, buckle down and get busy. By implementing these tips, you can bring up your credit score in a relatively short amount of time.

When you are ready to buy, speak with Laura Van Meter. She will assist you in your new home search, from the very first step all the way thru your closing, when you walk away with the keys to your new home!

To see homes listed in the MLS, click here.

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