Home sellers have one goal—to sell their home as quickly as possible near or at the listing price. A home in move-in condition makes meeting this ideal easier.

Many of today’s prospective homebuyers have busy lifestyles and are looking for properties that don’t require a lot of work. Homeowners should be proactive by making needed repairs before putting their homes on the market.

Inspect both inside and outside the home. Take inventory of practical and aesthetic repairs. You may want to apply a fresh coat of paint on the walls, doors, and shutters. Clean the carpet and buff and polish wooden floors. Tighten and polish hardware. Repair cracks in sidewalks and driveways, and clean any stains on them. Replace missing or warped roofing. Clean or re-grout kitchen and bathrooms. Repair dripping faucets and drains or plumbing fixtures that aren’t operating.

Fix sticking doors and replace old locks and doorknobs. Replace burned-out bulbs and broken electrical sockets. Replace cracked windows and torn screens. Repair broken fencing and reseal the deck. Clean up stains on the tiles and countertops.

Some experts also recommend hiring a certified home inspector to thoroughly and impartially evaluate the property. (For a list of inspectors in your area, visit the American Society of Home Inspectors website, www.ashi.com, or ask your real estate professional for recommendations.) A standard report will review the condition of the home’s heating system, central air conditioning, plumbing and electrical systems, the roof, attic, walls, ceilings, floors, windows and doors, the foundation, basement and visible structure.

If the pre-inspection results in a checklist, have a real estate professional look over the report with you to help you prioritize the list of repairs.

Depending on your goals and budget, you may want to repair only items that could cause significant deterioration to the home, such as a leak. In addition, your local market conditions may dictate how extensive your repairs need to be. Let your budget and your real estate professional guide you.

However, be careful about fixing up too much. Sellers rarely recoup money on major remodeling projects, and you may want to save funds for your new home. Also, obtaining home improvement loans can adversely affect your ability to qualify for your next mortgage.

A home in good condition demonstrates pride of ownership. Taking the time to make small repairs to your home can go a long way in making sure that your home is presented to potential buyers in its best possible light. They also just might make the sale.

#1 Mistake: Not listing your property with a Full-Time Realtor©

When selling your home there are no guarantees that the ultimate buyer of your home will have simply walked through the front door. In many cases you may have to bring your home to the buyer. Effective marketing will help ensure that your property receives maximum exposure to attract a ready, willing and able buyer in the shortest period of time. When you list your property, you need to ask some specific questions about how it will be marketed.
In this extremely competitive market, if the Realtor© you are talking to does not run their Real Estate business as a FULL TIME business, then you need to be looking elsewhere. And if their idea of running a real estate business is putting a sign in your yard, entering it in the local MLS, and then running an ad in the local home buyer magazine . . . . well, then they are not seriously up to date in technology, and are not going to get your property exposed to the largest number of buyers possible.
Ask your Realtor© to list for you all of the ways he/she intends to market your home and on what time-line. Also, be sure to ask about the home being advertised on the Internet, and how MANY sites your property will be listed on. At Pinnacle Real Estate Services, we take the marketing of a property very seriously. Our “Strategic Marketing” puts your home in front of more buyers than any other company in Pearl River County, MS.

#2 Mistake: Not Pricing Your Property Right for the Current Market

Perhaps the most challenging aspect of selling a home is listing it at the correct price. It’s one of several areas where the assistance of a skilled, Full-Time Realtor© can more than pay for itself. Listing the home too high can be as bad as too low. If the listing price is too high, you’ll miss out on a percentage of buyers looking in the price range where your home should be. This is the flaw in thinking that you’ll always have the opportunity to accept a lower offer. Chances are the offers won’t even come in, because the buyers who would be most interested in your home have been scared off by the price and aren’t even taking the time to look. By the time the price is corrected, you’ve already lost exposure to a large group of potential buyers.
Your over-priced listing will actually also be helping to sell other properties that are in direct competition with you. Since your price is higher, the lower-priced house will be a better buy for the consumer.
The listing price becomes even trickier to set when prices are quickly rising or falling. It’s critical to be aware of where and how fast the market is moving – both when setting the price and when negotiating an offer. Again, an experienced, well-trained Realtor© is always in touch with market trends – often even to a greater extent than appraisers, who typically focus on what a property is worth if sold as-is, right now.

#3 Mistake: Thinking you need to be in the home to explain things to a prospective buyer.

You will be better served if you allow your Realtor© to do their job without you there. Most potential buyers usually feel more comfortable if they can speak freely to the real estate professional without the owners being present.
Also, if people unaccompanied by an agent request to see your property, you should refer them to your Realtor© for an appointment. Don’t expose yourself, your family, and your property to non-qualified buyers. If they are serious about viewing your home, they will call your Realtor©.

#4 Mistake: Forgetting what you would want to see if you were the buyer of your home.

Remember that although people can be different in personality, they tend to be the same when it comes to expectations at someone else’s expense. In other words, a prospective buyer would probably like to see a perfect home from top to bottom, inside and out. They can envision themselves living in your home, if it’s clean, and problems are already taken care of. Try to do as many of the following items as possible to improve the likelihood of your home selling quickly.
On the outside
• Sweep front walkway.
• Remove newspapers, bikes and toys.
• Park extra cars away from the property.
• Trim back the shrubs.
• Apply fresh, clean paint throughout.
• Clean windows and window coverings throughout.
• Keep plumbing and all appliances in working order.
• Maintain all sealant (window, tub, shower, sink, etc.) in good condition.
• Make sure roof and gutters are clean and in good condition.
• Mow the lawn frequently and plant flowers.
• Keep pet areas clean.

On the inside
• The kitchen and bathroom should shine.
• Quick once-over with the vacuum; carpets should be clean.
• Place fresh flowers in the main rooms.
• Put dishes away, unless setting a formal display for decoration.
• Make all beds and put all clothes away.
• Open drapes and turn on lights for a brighter feel.
• Straighten closets.
• Put toys away.
• Turn off television.
• Play soft music on the radio/stereo.
• Keep pets out of the way and pet areas clean and odor-free.
• Secure jewelry, cash, prescription medication and other valuables.
• Enhance the spaciousness of each room.

Buyers commonly ask if the home warranty being offered by a seller is a “good deal.”

Considering that the average furnace repair is between $1,250 and $5,000, a home warranty may save you dollars on a repair that pops up after the closing. In addition, the money you save by not having to foot the bill for the policy–which on average can cost between $300-$400–makes a warranty a worthy perk.

You should be mindful, however, of exactly what the home warranty covers. Most sellers only purchase a one-year basic warranty, which will generally cover major built-in appliances and mechanical systems such as heating, electrical and plumbing, and usually it only covers normal wear and tear. For example, if the water heater was not in good working condition when the home was purchased, and it breaks a week or two later, there is no coverage.

If you want more extensive coverage, such as for pool equipment, air conditioning, or even the refrigerator, talk with your real estate professional about negotiating that extra cost with the seller, or consider purchasing your own warranty. Also, remember that although most home warranties provide coverage only for one year, most plans are renewable.

Whether or not you are given the option of selecting your own home warranty provider, here are questions to consider:

• How much is the deductible or per visit cost for repairs?
• Does the plan cover ‘pre-existing conditions’ which weren’t known to the seller?
• Who performs the repairs? Can you choose someone or does the company send a technician in their network?
• What’s the maximum dollar amount for repairs and what are the policy limitations? For example, will the policy pay for a new water heater at no additional cost?

Whether a warranty is offered by the seller or not, no buyer should forgo a home inspection. An inspection may uncover defects or potential problems that won’t be covered by the warranty – and may give you the opportunity to request the seller to make any major repairs before the closing.

But, warranties definitely have a place when it comes to protection and peace of mind. If you are looking in the Pearl River County, MS, area for a home, give Michelle Fradella a call for more information on home warranties and providers.

The top 10 ways a seller can practically guarantee that their home listing will expire:

1. Not serious about selling. Actions speak louder than words in this market.  If you are not motivated to sell your home, then you should wait for a less competitive time to sell.  Not being willing to price your home where it needs to be to actually sell in this market tells Realtors and Buyers alike that you really are not motivated, and they really shouldn’t bother.
2. Improper pricing. A properly priced home is half sold.  It won’t matter how many open houses, realtor lunches, glossy flyers, home magazine ads, Goodyear Blimps, or Saint Joseph statues are used, the fact of the matter is that if your home is not priced competitively, it WILL NOT sell.
3. Not listening to your agent. A good full-time, seasoned Realtor is trained to know their market, know how to market homes, and how to motivate buyers.  If you question the ability of your agent to represent you, then you obviously have the wrong agent.  Don’t self-diagnose (your Doctor wouldn’t) – listen to the Professional!
4. Micro-manage the marketing. Having former “sales experience” yourself, doesn’t give you the license to second-guess your Realtor.  If you had a real estate license years ago – good for you, but I have to tell you times have changed, and what worked back in the old days WON’T work today!  Share your concerns and timelines, but leave the marketing details to the expert.
5. Don’t Stage the property. Oh sure, that brown variegated shag carpeting might be considered “retro” by some, or the whitewashed cabinets, Navajo white walls, and Southwest Décor might appeal to a small percentage of others – but if you really want to sell your home, you are going to have to make it appealing and competitive with newer homes on the market today.
6. Let Fido run free. Nothing is worse than going in to show a home, and you’re met at the door by frisky, overly enthusiastic dogs.  Worse yet, you’re barked to death by an aggressive one, and are not really sure if you should go in.  The other day I showed a house and the dog was inside.  He was quiet and reserved, but then proceeded to piddle on the floor because he was scared.  Not the way I want a buyer to remember a home!
7. Talk to the buyers. Being at home when a house is shown is certain death to a possible contract!  Sure, you think that you need to tell them all there is to tell about YOUR home, just in case the Realtor doesn’t.  Problem is that the buyers feel uncomfortable while you are there, so they can’t envision themselves “moving in” to the home.  9 times out of 10, the things that you tell them will give you a disadvantage when negotiating the price (if they do make an offer).  DON’T be at home when your house is shown!
8. Sell personal items. Buyers are looking to buy a home – they’re not thrift shopping at Hudson’s Treasure Chest!  Don’t try to push your used furniture on them.  If they want something, they will ask for it in the contract.
9. What’s that Smell? Oh sure, your house doesn’t smell of pet odors, baby diapers, cat litter boxes, fried fish, a dairy farm, or low tide.
10. Ignore Feedback. What do buyers know, anyway?  You can’t imagine why they don’t care for the groovy blue counter tops, the large scary snake in the aquarium, or the Elvis mural on the wall.  Why should these things make your home less than desirable?  Every comment from a buyer should be considered.  These may be things that are also turning other buyers off, and they just didn’t want to say.

If you are a serious Seller in the Pearl River County, MS, area and want your home to sell – take these words of advice.  Also, call Michelle Fradella at Pinnacle Real Estate Services to get your home on the fast track to a closing!

601-569-0075- www.prchomes.com

Before you begin working with any real estate agent, you should know who the agent represents in the transaction. Mississippi real estate licensees are required to disclose which party they represent in a transaction and to allow a party the right to choose or refuse among the various agency relationships. There are several types of relationships that are possible and you should understand these at the time a broker or agent provides specific assistance to you in a real estate transaction. The purpose of the Agency Disclosure is to document an acknowledgement that the consumer has been informed of various agency relationships which are available in a real estate transaction. For the purpose of this disclosure, the term seller and/or buyer will also include those other acts specified in Section 73-35-3(1), Mississippi Code.,”…list, sell, purchase, exchange, rent, lease, manage, or auction any real estate, or the improvements thereon including options;.”

SELLER’S AGENT

A seller can enter into a “listing agreement” with a real estate firm authorizing the firm and its agent(s) to represent the seller in finding a buyer for his property. A licensee who is engaged by and acts as the agent of the Seller only is known as a Seller’s Agent. A Seller’s Agent has the following duties and obligations: To the Seller: * The fiduciary duties of loyalty, confidentiality, obedience, disclosure, full accounting and the duty to use skill, care and diligence. To the Buyer and Seller: * A duty of honesty and fair dealing. * A duty to disclose all facts known to the Seller’s Agent materially affecting the value of the property which are not known to, or readily observable by, the parties in a transaction.

BUYER’S AGENT

Buyer’s Agreement A buyer may contract with an agent or firm to represent him. A licensee who is engaged by and acts as the agent of the Buyer only is known as the Buyer’s Agent. If a Buyer wants an agent to represent him in purchasing a property, the buyer can enter into a Buyer’s Agency Agreement with the agent. A Buyer’s Agent has the following duties and obligations: To the Buyer: * The fiduciary duties of loyalty, confidentiality, obedience, disclosure, full accounting and the duty to use skill, care and diligence. To the Seller and Buyer: * A duty of honesty and fair dealing.

DISCLOSED DUAL AGENT

A real estate agent or firm may represent more than one party in the same transaction. A Disclosed Dual Agent is a licensee who, with the informed written consent of the Seller and Buyer is engaged as an agent for both Seller and Buyer. As a disclosed dual agent, the licensee shall not represent the interests of one party to the exclusion or detriment of the interests of the other party. A disclosed dual agent has all the fiduciary duties to the Seller and Buyer that a Seller’s or Buyer’s Agent has except the duties of full disclosure and undivided loyalty.

A Disclosed Dual Agent may not disclose: (a) To the Buyer that the Seller will accept less than the asking or listed price, unless otherwise instructed in writing by the Seller. (b) To the Seller that the Buyer will pay a price greater than the price submitted in a written offer to the Seller, unless otherwise instructed in writing by the Buyer. (c) The motivation of any party for selling, buying, or leasing a property, unless otherwise instructed in writing by the respective party, or (d) That a Seller or Buyer will agree to financing terms other than those offered, unless otherwise instructed in writing by the respective party.

CUSTOMER

“Customer” shall mean that person not represented in a real estate transaction. It may be the buyer, seller, landlord or tenant. A Buyer may decide to work with a firm that is acting as agent for the Seller (a Seller”s Agent or Subagent). If a Buyer does not enter into a Buyer Agency Agreement with the firm that shows him properties, that firm and its agents may show the Buyer properties as an agent or subagent working on the Seller’s behalf. Such a firm represents the Seller, (not the Buyer) and must disclose that fact to the Buyer. When it comes to the price and terms of an offer, the Seller’s Agent will ask you to decide how much to offer for any property and upon what terms and conditions. They can explain your options to you, but the final decision is yours, as they cannot give you legal or financial advice. They will attempt to show you property in the price range and category you desire so that you will have information on which to base your decision.

The Seller’s Agent will present to the Seller any written offer that you ask them to present. You should keep to yourself any information that you do not want the Seller to know (i.e. the price you are willing to pay, other terms your are willing to accept, and your motivation for buying). The Seller’s agent is required to tell all such information to the Seller. You should not furnish the Seller’s agent anything you do not want the Seller to know. If you desire, you may obtain the representation of an attorney or another real estate agent, or both.

If you have any questions about these catagories, when looing for a home in Pearl River County, MS, please call Michelle Fradella at 601-799-1848, or email her at PRCHomes

This beautiful home, at 41 Briar Cliff – in Phase 1 of North Hill, offers a wonderful space for entertaining friends and family.

You will love the tall ceilings, large great room with wood-burning fireplace, and spacious kitchen with granite countertops and custom cabinetry.
There are 4 bedrooms, 3 full baths, and over 3000 sq ft of heated and cooled area in this fine home, all on 1.56 Acres of land.

The master suite offers a corner fireplace, and a master bath with whirlpool tub, ceramic tile, walkin closet, and an extraordinary tiled shower with dual shower heads and sprayers.

The back yard is the magnificent focal point of this home, with beautiful decking, underground lighting, a salt-water pool with fountain, outdoor kitchen, guest house, greenhouse and hookups for 2 RVs. Also included with the home is a 20kw whole house generator that can sustain everything (including the pool) for 7 days.

If you would be interested in seeing this fine home, call Michelle Fradella at 601-569-0075. Buyers must be pre-approved.