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Why You Should Sell Your Home in 2019

January 7, 2019 by Kathy Reichle Leave a Comment


Homeowners looking to sell should consider 2019 a prime opportunity to cash in. (Getty Images)

Few people are predicting that 2019 will be a record-breaking year for home prices.

But relatively speaking, 2019 might be the best time for you to put your house on the market. Especially if you’re on the fence about selling this year or next, Nick Ron, CEO of House Buyers of America, recommends going with the devil you know rather than the devil you don’t.

“I think it’ll be better than 2020 and 2021 – who knows what’s going to happen in those years,” Ron says.

Home price growth slowed in the second half of 2018, with fewer buyers entering the market, at least partially due to rising interest rates issued by the Federal Reserve. In 2019, consumers shouldn’t expect homebuyers to flood the market again and drive prices through the roof, but it’s also unlikely to be a crisis for home sellers.

If you bought your house in the last year or two, still love it and don’t want to part with it, go ahead and wait another five years before revisiting the thought of selling. But if you’re weighing your options to sell, considering selling this year or maybe the year after, don’t play the waiting game. Here are four reasons to sell your house in 2019.

New buyers are still entering the market. As interest rates rise, some buyers will hesitate to make an offer on a home or apply for a mortgage, so be ready to see occasional drops in buyer activity. And if your house is at the higher end of the price range in your market, you should expect less buyer interest than before. Ron notes the combination of rising mortgage rates and home prices exceeding buyers’ budgets are what has caused the slowing of homebuyer activity in recent months.

But with available housing inventory remaining low, even with rising interest rates, buyers who are ready to make a purchase will still shop for homes. The biggest wave of new homebuyers will be among millennials, who are mostly first-time buyers. In a Harris Poll survey of 2,000 U.S. adults commissioned by real estate information company Trulia, more than one-fifth of Americans between ages 18 and 34 said they plan to buy a home within the next 12 months. Already, millennials make up the largest share of homebuyers at 36 percent, according to the National Association of Realtors, which released the number in March 2018.

The bottom line: While houses may sit on the market for a few more days on average compared with 2017 when the market was white-hot, buyers remain active and it’s still possible to profit from your home sale.

Interest rates are still low-ish. Mortgage interest rates are rising, reaching 4.87 percent in November for a 30-year, fixed-rate mortgage, per data from Freddie Mac. While rates are at their highest level since February 2011, they remain much lower than the historic high of more than 18 percent in 1981.

It’s important to keep in mind that while mortgage rates tend to mirror the Fed’s interest rate activity, mortgage rates are based on the market in that moment, your financial status and the property you’re looking to purchase.[

Just because the Fed raises rates at one meeting doesn’t mean mortgage rates will follow that exact pattern. “Not every Fed increase is passing on (to) a mortgage rate,” says John Pataky, executive vice president and chief consumer and commercial banking executive at TIAA Bank.

A sudden leap in mortgage interest rates is unlikely in 2019, though Pataky notes that you should be ready to see rates continue to climb. “We do expect over the next 12 months that mortgage rates will continue to drift higher,” he says.

If you’re looking to get the lowest interest rate possible on your next house, try to make a deal sooner rather than later.

You have high equity. Homeowners who bought during the recession or shortly after benefitted from historically low interest rates and, up until around 2015, lower home prices that were still in recovery mode. If you fall into that category, your home equity has risen with nearly every mortgage payment, each renovation you made to the house and all the other houses on the block that sold for a higher price.

The higher your equity in your home, the more you net from the sale, which can easily go toward the down payment on your next house. The larger your down payment, the better you look to lenders and the lower your interest rate will be, and the less likely you’ll need to increase monthly payments with private mortgage insurance.[

Selling in 2019 vs. 2020. If not selling your home in 2019 means putting your house on the market in 2020, the sooner option is the best one. In a survey of 100 U.S. real estate experts and economists by real estate information company Zillow, released in May, almost half expect the next recession to occur in 2020. Another 14 percent believe the recession will hold out until 2021, while 24 percent of panelists expect the recession earlier – sometime in 2019.

Whether you believe the recession is imminent or a long way off, current real estate patterns indicate a sudden upswing in activity or prices is unlikely in the near future. Real estate markets tend to operate on a cycle of their own, the length of which varies by market but can be between 10 and 16 years total and flow from a seller’s market to a buyer’s market with a period of balance in between.

“It doesn’t look like there’s anything on the horizon that’s going to cause a big spike in home prices or increase demand dramatically,” Ron says.

By Devon Thorsby, Editor, Real Estate 

Filed Under: Getting Ready To Sell, Issaquah Lifestyle Blog, Mortgage Rates, Selling your home Tagged With: Issaquah Real Estate, Re/Max Integrity, Reichle Real Estate Team, Why you should sell in 2019

How much do you really know about the value of your home?

September 27, 2018 by Kathy Reichle Leave a Comment

If you stalk the real estate listings in your neighborhood and make the open house rounds on the weekends you may feel pretty good about your real estate knowledge. I know I like to play the game of guessing my home’s value every time a house near us sells. But real estate can be a high stakes game, even if it sometimes seems like play money being thrown around on real estate TV shows. A misstep can cost thousands, even tens of thousands of dollars, but how do you even know what you don’t know?

To get some insight into mistakes many of us may be making when it comes to our houses, I talked with Seattle-based real estate expert Aaron Hendon. And did he set me straight.

Here are the six top things we’re getting wrong about real estate.

1. YOU TRUST AN ALGORITHM KNOWS YOUR HOME’S VALUE

The worst thing Hendon sees, he told NBC News BETTER, is homeowners who assume they know something about the value of a house. Maybe they saw something about real estate prices on the news, or talked to their uncle, or saw it on Zillow, he said. The absolute worst, he added, is to think that the Zestimate is the true value of your home.

The “Zestimate” is an estimated value listed on popular real estate site Zillow. And it’s notoriously off, Hendon said. So badly so, in fact, that when Zillow CEO Spencer Rascoff sold his condo, the the Zestimate was 40 percent off.

“The problem is you can’t do it by an algorithm because there are too many variables and they change too rapidly to get a good read,” Hendon explained. “The assumption is there’s a real inherent value to our house but there is not. There’s what a buyer is willing to pay for it on the day they buy it and what the seller is willing to take for it. You’re selling a commodity, one of multiple houses, and you have no idea who’s shopping that particular week. How could you value your house by a computer estimate? At best it’s a guess.”

But “it’s a shiny website and looks like it has authority,” he said. “It’s a real problem that people tend to weight those things heavily.”

There is some value to be found in the Zestimate, however, Hendon said. “Say I want to track my house value over time. I check the Zestimate every six months, and it’s going up. It doesn’t tell me what it’s worth but tells me it’s worth more than it was.”

2. YOU THINK YOUR NEIGHBOR’S HOUSE WILL TELL YOU YOUR HOME’S VALUE

So the house up the street just sold. You quickly do the math and figure out the price per square foot, then apply that to yours: voila, there’s your value.

Not so fast.

“The problem with that logic is you don’t really know the details of the house that sold,” Hendon said, “the particular way it was marketed, maybe the realtor did crappy pictures or maybe the owner took out loan after loan so they’re under water. They don’t know the conditions upon which, or to whom it was sold, or the terms.” It could have sold for cash, the owner could have been leaving the country or going through a divorce, and that’s not even to mention the huge variance possible in the condition of the house.

What’s more, “all square footage is not equal,” he said. If it were, “that would mean 4000 square feet should be worth twice as much as 2000. You need a first thousand to even have a house, the next thousands are options. What are those rooms? Bedrooms are worth way less than bathrooms.” People tend to gloss over a myriad of variables that are hidden, he said.

3. YOU BELIEVE THE APPRAISER SETS THE VALUE

“The tendency is to live like the appraiser is coming up with the true value,” Hendon said. But, he reiterated, “there is no value, it doesn’t exist, it’s worth what someone will pay for it and you’ll accept.”

At the end of the day “it’s a subjective valuation of your property,” he said. The appraiser doesn’t have to agree that you paid the right amount. “Their job in that case is to say to the bank, ‘if this guy defaults you’ll be able to get your money back.’”

While a common worry during homebuying and selling is that the house won’t appraise for the sale price, “rarely does it not come in at value,” he said. “By definition if you’re willing to pay it, it’s worth it. Why would you pay for it if it wasn’t?”

This, at least, is one thing not to worry so much about.

4. YOU THINK RENOVATING BEFORE SELLING WILL BOOST THE VALUE

Tempted to upgrade the kitchen or get new carpet right before you sell? That’s a mistake, Hendon said. “Don’t redo your house right before you sell. I can’t tell you the number of people I have to talk out of remodeling right before sale. I’m a little blunt, I go ‘that’s crazy thinking.’”

He asks sellers to look at the math. “You’re going to spend how much to redo kitchen? Say 15? Do you think we’ll get 20 more? The kitchen will be torn up for six months, that’s got to be worth something, and then we don’t know what the market will be in six months — and everyone may not love your choices.”

When’s the right time to remodel? Five years ago, Hendon said.

“If you did it five years ago and you loved it and used it you don’t care if you get the money back.”

If you’re a professional flipper, go for it, he said. Otherwise, “clean it, get it neutral. You’ll get less, but the net will be the same.” And you save yourself the hassle.

5. YOU UNDERESTIMATE THE ROLE OF THE REALTOR

Homes are the most expensive, most emotionally impactful, rarest sale and purchase in our lives, Hendon said. “What makes me craziest — when people go hire a realtor, they do it with due diligence of where to eat dinner. They hire their friend, they go to Yelp or Zillow and see stars, they use a discount broker or see a guy’s signs all over the neighborhood.”

“None of it has anything to do with performance,” he said. “Sure go try the Chinese restaurant your friend recommends, but using your uncle’s realtor without asking them to show you how much they sell houses for compared to asking price, you’re crazy.”

“No one has ever asked me to see my last 12 months statistics,” he said. “That is crazy to me.

It takes nothing to ask that.” And no realtor should be offended by the question, he said. “You’re going to give someone $8,000 [commission] they should be ready to compete, they should be ready to fight for your business.”

6. YOU CAN SAVE THE SIX PERCENT BY SELLING THE HOUSE YOURSELF

While in a very hot market there could be value in a FSBO, or for sale by owner, the math on this rarely pans out, Hendon said.

First, it’s not six percent, because almost every buyer will have realtor, he said, “so they still have to spend that three percent [for the buyer’s agent].” So you’re down to three percent. Which is still a lot of money.

Is it worth it? “If you don’t have a job [so you have the time], and you’re ok with letting strangers in your house and leaving while they’re there, and doing all the work, and will somehow find a way to price it correctly, and don’t mind the risk involved in the liability of getting it to close, and you who do not negotiate for a living, who do not sell a hundred houses a year are going to trust that the buyer’s agent is somehow not going to screw you over …” Hendon said. We’ll take that as a you do the math.

When my husband and I sold our last house and bought our current one, some of the biggest value to us was our realtor’s role as counselor in guiding us through the process and keeping our best interests first in negotiations with our buyer and seller and their respective agents. It felt like a house of cards most days that would fall apart at any moment, but he made it happen and that was more than worth the commission.

We also listed and sold our house for more than we’d have ever tried ourselves. Hendon wasn’t surprised to hear this.

The trouble with selling your own home, he said, is “most people make it look like a yard sale. The same sign from Home Depot that says ‘yard sale’ but it says ‘home for sale.’ No one goes to a yard sale and pays full price, it’s a yard sale for God’s sake.”

by Dana McMahan

 

Filed Under: A little bit of Trivia, First Time Homeowner, Getting Ready To Sell, Home Value, Homeownership, Housing Market, Issaquah Real Estate, Larry and Kathy Reichle, Realtors, What's Trending Tagged With: Home ownership, housing prices, Issaquah Real Estate, Pricing your home correctly, Trending Topics

Ready For Staging: 4 Repairs You Need Before Selling Your Home

September 10, 2018 by Kathy Reichle Leave a Comment

 

Selling your home is a complex process that may take weeks to complete. This is partially because your house may need to be updated or renovated before it can go on the market. What are some of the most crucial fixes that you should make before listing your property?

Update the Exterior

The first thing that you will want to do is make sure that the home’s exterior is in good condition. This may involve landscaping work such as removing trees or shrubs that are dead or dying. It may also involve inspecting the roof, siding or other exterior components that may need to be repaired or updated to make the house easier to sell. At the very least, a fresh coat of paint should be applied before putting the house on the open market.

Check the Air Conditioning

If you have a central air conditioning unit in your home, make sure that it works properly. This means that it should start easily and produce an even amount of cool air throughout the house.

Ideally, you will have it inspected once a year by someone like Doctor Fix-It. However, inspecting it and making repairs prior to selling your home should be considered mandatory. It may also be a good idea to check the furnace and clean the ducts before you show the home to buyers.

Make Sure the Floors Are Adequate

Whether your home has wood floors or carpet, make sure that they are in good condition. If necessary, wax and clean the wood or put down new carpet in areas where it may be frayed or dirty. If you are going to replace your carpet, make sure that it is the same color and style throughout a given space.

Check the Plumbing and Electrical Systems

Buyers aren’t going to want to put an offer on a home that has poor water pressure. They are also unlikely to want to make an offer on a home that has dangerous electrical wiring. If the fixes to either system are relatively minor, you can do them yourself. However, it may also be a good idea to call a professional to make sure that the job is done safely.

Selling your home can be a great way to help you downsize or lock in profits. However, if the process is not done right, it could reduce the sale price of the home or result in the home staying on the market longer than you anticipated that it would.

WRITTEN BY MEGHAN BELNAP

Filed Under: A little bit of Trivia, A Positive life, Curb Appeal, Getting Ready To Sell, Homeownership, Issaquah Real Estate, Larry and Kathy Reichle, Staging to sell your home Tagged With: Home ownership, Home Trends, Trending Topics

Eastside Real Estate Blog

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Larry & Kathy Reichle

371 NE Gilman Blvd. #160
Issaquah, WA 98027

Phone: 206-999-1690

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Eastside Real Estate Blog

The Cost Of Purchasing A Home In The U.S. Increased 55% Last Year. But It’s Still A Great Time To Buy A House For These Five Reasons

I’ve always been all-in on homeownership. Yet, for the first time in two decades … Read More

New Listings Signal Hope Is On The Horizon For Home Buyers

At the midpoint of April, housing markets are reflecting a changing landscape, … Read More

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