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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

The REALTORS® Among Harvey’s Heroes

September 17, 2017 by Kathy Reichle Leave a Comment

Real estate professionals across the country are rushing to help victims of Hurricane Harvey pick up the pieces after devastating floods struck the Texas coastline, submerging Houston and other areas in more than 50 inches of water. These practitioners are making temporary housing arrangements for displaced families, offering resources to repair flooded homes, raising funds, and coordinating supplies to be sent to those in need.

Some real estate pros are on the ground in ravaged communities, helping to provide direct assistance to storm victims. Among them are members of the Collin County and MetroTex associations in Texas, who coordinated a large effort to bring emergency supplies to Houston. Other pros have even risked their lives to save stranded homeowners. George Huntoon of eXp Realty in Austin, Texas—which also has offices in Houston—sprung into action when floodwaters started rising. A former Marine, Huntoon navigated the floodwaters in his personal boat for more than five days, rescuing families trapped in flooded homes. He estimates he has taken part in more than 100 water rescues since Harvey slammed into Texas.

The devastation has been a life-altering experience for Huntoon. “It is heartbreaking. I have rescued poor people, rich people, black, white. Most are in clinical shock and are just moving in slow motion. This is a disaster unlike any other. The damage to property is astronomical.” He adds that he’s received several messages from displaced clients who are desperately in need of rentals.

Nicole Lopez, a team leader at Intero Real Estate Services in Houston, and her fiancé, Heath Cummins, volunteered with the Houston Police Department, using a high-water rescue vehicle to bring stranded families to safety. Lopez, who is featured in NAR’s latest Voice for Real Estate video about the recovery efforts, and her colleague, Katie Maxwell, vice president at Intero, also started a Facebook group called Housing After Harvey. The group, which has more than 1,500 members, allows real estate professionals and investors to post reduced-price or rent-free homes for displaced flood victims. Dozens of homes and rooms for rent have already been posted.

Make a Donation to Help Harvey Victims

The National Association of REALTORS® is accepting donations to the REALTORS® Relief Foundation to support storm victims. The RRF donates 100 percent of the funds to provide mortgage and rental assistance to those affected by disasters. Launched in 2001, the RRF has raised more than $26 million for housing-related aid. Since Harvey hit Texas, the foundation has received more than $550,000 in donations and nearly $600,000 in additional commitments from associations. But more support is needed; the foundation board has committed $1.75 million to Hurricane Harvey relief.

Priyanka Johri, broker-owner of Woodlands Eco Realty in The Woodlands, Texas, has offices about 28 miles outside of the flood zone. She was quick to offer up 10 rooms at her real estate office as a place for displaced families and their pets to take shelter. “I offered offices for families with a pet when we heard shelters were not accepting pets,” Johri says. (Many shelters have since begun allowing pets.) She also is housing 40 dogs left behind by storm victims and has given her contact information to Houston animal shelters as a resource in case they reach capacity.

Johri is already working with insurance companies to help clients who were affected by the floods find temporary housing. As of Aug. 29, they’d placed three families and were in the process of preparing more properties for occupancy. In the coming weeks, she says she’ll be helping families start the process of getting their homes repaired, and she’s already fielding calls from clients who plan to sell their damaged homes as they are. “All of us can do a little bit so someone does not have to do a lot,” Johri says of her volunteering efforts. “I am just doing my part.”

Other real estate professionals posted on social media about their harrowing efforts to save lives in Houston. Ryan Bokros, managing partner at JLA Realty in Humble, Texas, wrote on Facebook of the conditions he faced while rescuing families. “Another long day out … running the roads of Houston on a boat, trudging through water with oil slicks and gasoline from flooded and abandoned cars, floating ants, sticks, branches, and God knows whatever else beneath that couldn’t be seen through the chest-deep water.

Lessons From Katrina for a Devastated Houston

New Orleans real estate pros offer a long view of disaster recovery, recalling their own role in helping the community and housing market come back to life. Read more.

“I practically carried a pregnant woman 300 yards out of an apartment building. I had little children’s fragile arms wrapped around my neck. I tried to comfort bawling teenagers. I pushed a boat loaded with people through a rough current when it was too shallow for the motor to trim down.”

Real estate brokerages big and small banded together to collect donations for storm victims. Keller Williams Realty’s charity arm, KW Cares, sent three 18-wheeler trucks to Houston, packed with generators, nonperishable food, diapers, cleaning supplies, wheelbarrows, flashlights, and additional supplies. Keller Williams counts 17 of its market centers and 4,400 of its associates that were in Harvey’s path.

The homes of more than 300 Keller Williams associates have been impacted by the floods, says Darryl Frost, a spokesman for the brokerage. He says they expect that number to rise as the waters recede and the extent of the damage becomes more apparent. As of Aug. 30, KW Cares had issued $150,000 in grant money to cover food, rental cars, and additional expenses for affected agents, and will be assisting in the repair of their homes over the next few weeks.

The Houston Association of REALTORS® recently launched the REALTORS® Helping Houston Texas Facebook page to post the needs of the community. HAR offices were closed for nearly a week. “Houston REALTORS® are standing strong to help those that have suffered immeasurable losses, even though they themselves have suffered,” a post on the page reads.

—Melissa Dittmann Tracey, REALTOR® Magazine

Filed Under: Hurricane Harvey, Realtors Tagged With: Hurricane Harvey

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 since the beginning … [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, according to a new … [Read More...]

Upscale Kitchen Features That Can Boost A Home’s Value

Between preparing to host family and friends for Thanksgiving and making gift lists and checking … [Read More...]

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Issaquah real estate

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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