Sell That Connecticut Charm & Elegance

When you are staging your Connecticut home for sale, leaving out a great looking bottle of wine and a couple of wine glasses is a nice touch.  Remember, you are selling not only your home, you are selling a lifestyle and anything you can do to convey how much they will enjoy living there is important. We call it “emotionally moving in” when buyers get attached to a house and start thinking about what it will be like to have this be “their” home.

A Vintage Tip for Staging Your CT Home: Check the Label

So…don’t put out the wine bottles with labels like  (OOPS), Moral Compass, Frog’s Piss or Senile Farms. You may want to try for something a tad more elegant. Go for wines that have simple and refined labels like Oriel, Root:1, Elk and Wolf or Sheva.  And who knows, if they really like the house they may open the bottle and write up a great offer while enjoying the view from your Tolland County CT home – talk about emotionally “moving in!”  

Or, if you want to switch it up a bit, leave out the glasses for a Cosmo…one of my personal favorites, a cocktail shaker with a couple of martini glasses on a great looking tray sitting on a large ottoman or side table with the fire going in the winter – perfect!  In the summer, out on the deck set up on a table placed near a couple of chaise lounges it says welcome home, sit and relax……

Any touches that will help buyers to pause and feel welcomed in your home are perfect – and don’t forget to position furniture in conversational  sized areas – don’t just line everything up against the wall.  I just completed staging a house with the professional stager we use and the seller could not believe it when we pushed the couches in  and away from the walls – it was great, we instantly created a comfortable seating and conversation area,  it only took the seller a few minutes to understand the “new” look.  So check out your favorite wine store, make sure the house is perfectly staged in pristine, move-in condition and invite buyers to really want to live there, I promise, it will help you sell your home faster and for more money!

Reality hits, and you discover that they are not qualified to purchase the house. So even though they WANT to buy it, and love the CT lifestyle they have while living in your greater Hartford, CT area home, they simply cannot afford to buy it.

Hurdle #1: From Charming Tenants to…Well…Something Else

Sometimes the here-to-fore lovely tenants become a little bit cranky at this point. And when you call in a CT Realtor to sell your home, said tenants may have lots of discussions with you about how they would buy it if only the price you want wasn’t just “too high,” how no one else will pay that much for it, what were you thinking, etc.

This is usually our first sign that we may have a bit of a problem on our hands. And of course, they might mention that they “hope” the new buyers find out about all the things “wrong” with the house. Remember this is the charming CT home that they dearly love and do not want to move out of…so you figure out that one.

Hurdle #2: Exotic Showing Time Availability

The next problem is showings. No, not that they don’t WANT to accomodate showings. It’s just that the only times that work for them are Tuesday from 10-12 and Thursday from 4-5.  And of course there will be NO showings, ever, after 5PM.

You see the problem.

So, we manage to work around it. A home buyer comes to the Storrs Mansfield, CT area, falls in love with the property, and on top of everything else, actually wants to buy a property that has tenants for at least 6 months and maybe longer. Wow! What a perfect fit! The negotiations are done, the buyer is happy, the seller is happy…and so too, one would think, are the tenants?

Hurdle #3: You Sell Your Home

Wrong! Because the tenants really wanted to buy the house, and they really don’t want to move out. So an additional 6 months rental, well…it’s really not making them feel much better about the whole thing. 

So, just as the closing is about to take place, they start calling with problems: the roof (which is only about 5 years old) suddenly is leaking, the refrigerator is leaking water all over the floor and they do not know if the entire floor is damaged, they swear the roof never leaked before – but now it has done so twice! On and on….

And the topper -  they say no one ever told them the new buyers wanted to extend their lease, and they are now looking for a new rental. Or, they may even buy a house.

Solution: Experienced CT Realtors

Life as a Realtor is never easy – there is always something new! – and just when I think we have seen it all, we crash into a whole new experience that lets us put our years of negotiation skills to great use.  This why hiring an experienced, savvy real estate agent is essential – with both buyer and seller hundreds of miles away, we worked everything through, got the repairs done for a reasonable amount and are selling the property – try that for “all in a days work”!

Real Estate is Emotional

I think the answer is pretty simple – real estate is typically an emotional process.  Remember, we’re dealing with homes (definition: the place in which one’s domestic affections are centered; emotional attachment)  not houses (definition: residence for human beings; no emotional attachment). This is the part of the negotiation where the home seller may be leaving a long loved residence and a buyer may be excited (and yet nervous) about the decision they have made to purchase “this” home.  

Selling a long loved home only to hear that the buyer’s home inspector has written a whole report detailing  problems with your home is disheartening. After all, you have taken good care of the home:

• The roof is new.
• The exterior is freshly painted.
• The kitchen has been remodeled.
• You even put in all new windows a few years ago!

It is hard to hear that the new buyer thinks something is “wrong” with the house. The first response may be, ”Well, if they don’t want to buy the house, then we will just have to start showing it again.”  Our job is to help the Connecticut home seller understand what (if any) of the concerns are realistic and need to be addressed, or if the home buyer is over the top with requests for repairs that are unrealistic. 

Correction or Upgrade? Deciphering Your Connecticut Home Inspection

Buyers in this market are more cautious and tend to worry about whether or not they are making a wise decision. Combine that natural instinct with this truism: most everyone they know is telling them some sort of home buying horror story. The home buyers are excited to make this important move, but also nervous about it…and the home inspection becomes the point in the process that can really increase their nervousness.

So – what should a buyer really expect from a home inspection? Things like safety issues – if there is a hazard in the house it should be taken care of.  Big ticket items are also typically addressed - either in the price of the home or a repair made prior to closing.  The roof, the well or the septic system can be expensive to replace or repair and will be a big concern to a buyer if they do not function properly. Doors that are squeaky, scuff marks on cabinets, replacing outlet covers – not so much.

Things like asking a seller to paint the entire interior of the house because the buyer does not like the colors and requesting that the 3 year old carpeting be replaced because the buyer saw a few marks on it in a house that is otherwise in pristine condition……………….. right, way over the top. 

Remember, home inspections are not meant to tell you how great the house is; the home inspector is there to point out any and all issues -  large and small. There is a difference, however, between a well, roof or water problem and asking the seller to upgrade the house for you.

Staying Realistic Keeps Connecticut Home Buyers & Home Sellers Happy

This is why it is important to be realistic in your expectations as both a home buyer and home seller. And when issues come up, hopefully you have an experienced Connecticut Realtor guiding you through the process and helping you achieve your Storrs Mansfield and surrounding towns in CT, real estate goals!

Everyone asks me this question, so I thought it would be a good time to discuss it as there seems to be lot of confusion  - the short answer is, unfortunately, no. Lower CT property values do not mean your property taxes will go down.   The value of your home does not determine the budget for the Ct city or town you live in – and the money for the budget needs to be raised no matter what our homes are valued or assessed at.

CT Tax Assessments 

This is the way it works: The  tax assessor of each and every Connecticut town and city is required to list the value of all properties by Oct. 1st of every year. This is called the GRAND list – not sure what is so grand about it, but that is what it is called.  Every year all the new construction is added to the list,  increased home values when additions and improvements are made to are added in, as well as land development, etc.  Even without doing property revaluations, in a busy, upswing economy, this all adds up to a bigger GRAND list. 

Towns and cities are then required to completely re-evaluate the value of all properties at least once every 5 years.  The value is based on the current fair market value comparison of properties in your CT city/town.  So, you are thinking – great! My town is doing a revaluation this year…and obviously property values have gone down…which means that so will my taxes!! Happy days!

GOOD Plan – just doesn’t work that way

Here’s the problem with that plan – it’s called “THE BUDGET.” And guess what? Connecticut kids still need to be educated, police and firemen are needed, town employees (yes, tax collector included) still need to be paid, etc., etc., ETC. 

Happy Economy – what happens?

 Now when the economy is buzzing, lots of new homes are built and people are remodeling and adding on and improving their homes. The collected taxes just naturally go up, and you may not even notice that your city or town may be spending more money (not that they would……) because “your” property taxes have not increased by much.

UNhappy Economy – what happens?

Soooooo………..when the real estate market and the economy turn south - meaning real estate sales are down - new construction is at a halt, and fewer people are buying new things, including cars (which also translates into more taxes) or spending big money improving their homes, the influx of money goes down. 

CT also has this ADDITIONAL tax – sorry

There is an additional tax that goes to the city and state when you sell a home in CT. Just a little bonus the government has for you. Lawmakers voted to increase the tax a few years ago on a “temporary” basis.  Now I know you will be shocked to hear that it has never gone back down, even though they promised us it would……….!  So, in the current market with sellers making far less than they had hoped and many having to bring money to the closing table, they also have to PAY the government for the right to sell their home. It just doesn’t seem right to me, but I digress.

The real point here is that with LESS homes selling, and for LESS money, this is another tax that is not filling the coffers as much as it did a few years ago – so what’s CT to do? 

Bills still have to be paid and CT children still have to educated

Well,  basically they have to figure out how to get the money needed –  the UConn area cities and towns still need money, a LOT of money (see, we started this, now we have to keep feeding it). Even with budget cuts, there is still a lot of moola needed to run everything.  So – Voila! Here’s where the MILL rate come in to play – it can be increased in order to meet “THE BUDGET.” 

Of course, when times are good it can be DECREASED too – somehow that never seems to happen…….not sure why……again, I digress.

What’s a Mill Rate?

The mill rate is pretty simple. If your town’s mill rate is set at 23, for every $1,000 of the assessed value on your property, you pay $23 in taxes.  So…if the property values in your area go down, the town will probably increase the mill rate to make up the money needed to meet “THE BUDGET” - see,  you just can’t win can you?  THIS is why people worry about the mill rate – a mill rate of $23 on a home assessed at $400,000 is $9,200 a year. Compare this to the same home assessment value in a different town with a mill rate of $36 -  the taxes are $14,400 a year. BIG difference.

I could go on, but I think this is good for a quick overview. Let me know if you have any questions. The long and short of it is this – taxes pay the costs of running each and every town and city in Connecticut. So, the money needed doesn’t typically go down significantly just because your house value went down. There are other ways for CT towns to collect the money needed for “THE BUDGET!”   Like Benjamin Franklin said: “Nothing is certain but death and taxes!”

The real estate market surrounding the UConn area is really getting into Spring mode and has been heating up (yes, pun intended)!  Meanwhile, once you have your home under deposit, you’re wondering what happens when the all important bank appraiser comes through and determines the value, right?  Do not fear, we have the answers! Here are the top 7 ways to get the most out of your home appraisal…

1. Make Your Home Presentable - Yes, Even for the Home Appraisal

I know, you have been “on” for way too long – you are tired of showings and do not want to get ready for anything else. PLUS you are trying to pack. Lucky you, now you have to get ready to move and pretend you are not………You don’t have to be able to eat off the floors, but seriously… clean the dishes in the sink, and fold the laundry. I know you would never WANT to show your house this way, but, sometimes life gets hectic and leaving things arond the house will not make a great impression.

2. Fix the Broken Stuff in Your House

Yes, you’re selling your entire house so that you don’t have to fix that nagging broken window in the garage, right?  Well, chances are you’re going to have to fix it anyway (especially if the home buyer is financing through FHA or CHFA), and by not having a cracked window or a corner of the house with some peeling paint, you really will get more cash flow and have less headaches if it is already fixed – both before showings and a bank appraisal.

Tom & Elaine Burns

3. Have Your UConn Area Realtor Present

You can’t fool the appraiser and to be honest, I can’t either. Nor do I want to. I just have to tell you – it will not help if you meet him at the door to make sure he knows all about the attributes of your home.  Buuuut…I am a trained and qualified professional who has seen more than their share of home sales - and am better equipped to answer any questions or concerns the appraiser may have. Plus, I work for you…let me earn it.

4. Love What You’ve Done with the Place?

Me too. Usually. If you’ve put in hardwood floors recently, re-sodded the lawn, remodeled the kitchen (that’s a biggie – do as much as you can to the kitchen – I promise – it really does sell a home and help with the appraisal  - or NOT), etc., I will bring that to their attention. You aren’t likely to get every single cent back on the other end, but by bringing your home’s finer points to light, you can easily recoup some of your investment, get the highest value for your home AND sell it in a timely manner. Yes, homes are selling, and you just need to position your CT home to be one of the ones that sells!  We call it being “in” the market as opposed to being “on” the market.

5. Control Your Pets (and/or Kids)

Which may be one and the same, I understand, but, back to the CT real estate appraiser again, the more one has to worry about getting bit, peed on, or licked, the less apt he is to come through with a top dollar appraisal. And that’s just from little Jimmy! Just think about what would happen if Fido got out…….

6. Do Your Job – Not Theirs

Ever had anyone try and tell you your business?  Annoying, right?  So don’t try and tell the appraiser what other homes are going for in your neighborhood. They already know this, and will more than likely discount yours against those prices just because you irritated them. They’re crafty like that.  Again, let us deal with them – some like to talk, others just nod – we take our cue from them.

7. Cooperate

Together, we'll get your CT house SOLD!

There is a stranger in your home, I get it, and again, you are TIRED of having strangers in your home.  But it’s for your own good.  Be courteous and helpful- trust me, your home is judged by its merits…and it’s occupants. Unfortunate, but true.

So, a few tips – really it is all about helping someone else do their job really, really well –  and in this case – for your future - you WANT them to do it really, really well. Don’t make it hard for them -  make it as pleasant and as easy as possible.  Real estate appraisers go in and out of a lot of homes every day – they can work hard for you or they might just figure you don’t care and the house needs a LOT of work – for this last stage of selling, you are still “on stage” -  so………..let’s sell the house!!!

I’ve been researching some new ‘green’ topics and since we recently sold a home in Storrs Mansfield, CT with a ”real” green roof. I thought it would be good to get a bit more info on this environmentally friendly to put a roof over your head!                   This really IS a Green Roof ->

Apparently I’m new to the parade in thinking about this green roof trend, because there is all sorts of info out there regarding this process.  Who knew?  I guess if you think about it has probably been a sensible way to make a roof for hundreds of years – I mean, they didn’t always have asphalt roofing shingles…….

The Good in Green - Go Green!

Air!  We love good clean air in Mansfield, and people who live in many of the towns around here are the same – lots of “tree huggers”  who work hard to protect the environment.  Green roofs, like all things plant-related, scrub all the little nasties out of the air – which helps us breathe.  Also, these green roofs have a huge impact in reducing your home’s HVAC (Heating, Ventilation, and Air Conditioning) costs.

And strangely enough, they increase the lifespan of your roof by about 20 years.  Who would have thought that adding soil and plant matter to the top of your home would be good for it?

Another little caveat I found states that green roofs can reduce peak energy demands up to 75% for businesses, but the average homeowner utilizing a green roof reported 20-25% reduction in heating and cooling costs. Some insurance companies, such as State Farm, are also offering a reduction in home insurance costs of up to 33% for installing green roofs.  How cool (or hot, depending on which season we are in) is that?

The Bad – Sorry, there is always something

$8-$25  per square foot…depending on the type of roof.  Also, maintenance is a little costlier.  The one biggie that got me though, was the time commitment.  There are different styles of green roofs, some more labor intensive than others, but even the least among them require “somebody” to get up on the roof and weed it now and then.  Just make sure your name isn’t “somebody” and you’ll be alright…if not, call me and I’ll help since I feel responsible for telling you all about it.

Oh, also – a green roof requires a bit more support than most roofs, and therefore needs to be professionally installed (a structural analyst should be consulted, etc.).  But it’s not like you were going to put your new roof up yourself anyway, right? 

The Ugly – Where?

Well…there really isn’t any - just had to stay with the theme!  This home on Pollack Road in Mansfield Storrs was a really, really cool house – the architect who designed it had some pretty unique ideas and…well, he just went with it when he designed the house, and the people who have owned the house since have loved it too! 

Imagine your own garden – right on top of your roof – in this house you could step out from the master bedroom to your own little path filled with flowers and plantings planted on the roof, again, very cool.  Talk about getting green!

This was a VERY cool “green” house!  We had some friends who were looking for a house and I kept telling them to come look at this one, they finally did and guess what?  They bought it and they love it!

That’s all I had for ‘Ugly’.   

At any rate, here is more info for you, to peruse at your leisure…

“Green Building Materials Guide”
http://www.ecoact.org/Programs/Green_Building/green_Materials/roofing_green.htm

AlterNet: “Green Roofs: Building the Future”
http://www.alternet.org/environment/48530 

Great Lakes Water Institute Green Roof Project: “Green Roof Installation”
http://www.glwi.uwm.edu/research/genomics/ecoli/greenroof/roofinstall.php 

Green Roofs.com: “The Greenroof Industry Resource Portal”
http://www.greenroofs.com

“Green Roofs for Healthy Cities”
http://www.greenroofs.org/index.php?option=com_content&task=view&id=26&Itemid=40

I thought the house we sold was really great and did not realize how green it was until I did more research – I know everyone is talking about geothermal these days – but how about some flowering rooftops, too?  This green stuff can really be fun!

I think that is what life and real estate should be too!

First time homebuyers, Sam & Sarah, moments after their walk-through surprise.

The “walk-through” is the final preview of the home just before a closing – it gives the buyer an opportunity to check out the property before signing all the documents to make the house their very own.  We have attended hundreds of walk-throughs over the years and except for a few surprises in regards to the condition of the home, they are typically pretty uneventful.  The seller is cleared out of the house, the buyer is rushing around trying to get the final bank check and everyone is pretty tired at this point.

This walk-through was different!  Our client, Sam, called us the day before and said he was going to propose to Sarah at the house just before the closing.

He gave her a beautiful ring and she said yes!  We were lucky enough to take a picture of them coming out of the house, excited and ready to go to their closing together.   It was a joy for us to help them find their first home and we look forward to helping them over the years as they change and grow as a family.

At the Burns Real Estate Group, we specialize in helping first time home buyer’s find their very first home – this is an amazing time to be buying real estate and there are many opportunities and programs for first time home buyers.  The perception that no one is buying real estate or getting mortgages right now is simply not true.  Banks are giving great mortgages, people are buying and selling homes every day and the opportunities are fabulous! Please give us call today at (860) 429-2853 to see how we can be of help to you!