Another Day in Kentucky! Look what I get to see while I work...

Not long after I enjoyed my morning coffee, I loaded up Old Bessie with signs for my new listing. Brrrr....why is it suddenly so cold outside? It feels like a winter day.

I searched in my closet for a much warmer coat. On second thought better grab one with a hood. A pair of work boots might be good to have on hand too.

The frame for my sign had been freshly coated with a dusting of white paint a few hours before as I stood in the morning frost. Now it too got packed in the trunk for an upcoming deposit in some rich Kentucky loam.

Last check to see I had everything I would need to take care of my new seller's vacant house. Extra keys...yes I had 2 more cut yesterday when I had a moment to stop in the hardware store. Supra lock for the door, charged key to open it, copies of the listing to leave for the seller in a kitchen drawer...I think I'm ready to roll!

I point Old Bessie toward Berea and off we go. As I head down the road I can't help but think how gorgeous all the trees along the road are. Eye candy is EVERYWHERE! So....I stopped right in the road and took this picture right through my front windshield cause I don't want to forget this moment. November 15, 2007. Another day and all the wind might carry these leaves away and all I will have is just this memory. Now, you get to see it too.

By the time I get to the house the wind is really whipping me around and I am so glad I brought that heavier coat.I pulled up the FSBO signs and found a great spot for my sign. Put my lock on the front door and tested it, adjusted the thermostat. opened cabinets under the sink in case it gets too cold, noted that the smoke alarms were chirping, then went out back to tidy up the pool area and stashed unneeded items in the storage shed.

Whew....so glad that's completed! Would you believe that by the time I got home some fellow called me about the house? He had driven by my sign. Hmmm..maybe I should have buried St. Joseph while there. You never know what might help!

Home inspections

Not all inspectors are created equal.
Some are very detail oriented;
Some give you the main trouble spots to keep an eye on.

Inspectors have all gone to school and in Kentucky they must be licensed.
A good inspector will not needlessly alarm buyers when finding small cosmetic flaws. One thing for sure is that there is no perfect home. We can’t expect them to be.

As far as good inspection reports go; Out of all the home inspection reports (75+) for my client’s homes I can only think of one that only had a squeaky garage door discovered(that was it!).

The good inspectors are there to find major structure issues, roof problems, leaky basements, and plumbing or electrical problems that need immediate attention before you move in. Some of the normal wear and tear issues are to be expected in older homes. As we move into a home we all paint, replace older fixtures, update rooms and decorate. Sellers are not into doing all these updates (that’s why they are moving!)

If there are alarming issues on your home inspection they need to be discussed with your sellers and see if they will repair them before closing. Some sellers kindly repair things and others take offense. You never know till you ask. Sellers are emotional about their homes. If you are handy at fixing things don’t let cosmetic repairs be a sticking point. Moving is always stressful so keep that in mind and be kind.

The key is to be flexible and negotiate so everyone is happy.

ANCIENT WISDOM OF MADISON COUNTY TREES

Last Saturday, while I was out showing horse farms, I was in the middle of a beautiful plot of land out in Boatwright Estates in southern Madison County. This Sycamore tree is majestic and ancient. Just lean against one and feel the wisdom and peacefulness transfer to you! It made me wonder why developers move off all the beautiful trees when grading an area for a subdivision.

I will be listing this today and it includes 6 tracts that are 10 acres or more for mini horse farms. I know one couple that bought one just for the sunset factor. I went out there with them right before they bought it and we enjoyed an incredible sunset overlooking the gently rolling hills and trees. I can just picture how a home would look with a black plank fence and a horse or two in the backyard. You just can't find that type of land here anymore. Especially one that has been developed for such a purpose. I took this picture of the tree that is in one of the lots. I would have loved to climb this when I was younger! Being a tree-house tomboy I can appreciate the land and trees.

I read today that if builders took care and stayed 40 foot from the tree it will not injure the roots. Tree damage usually doesn't manifest itself until one to five years after the initial abuse. Most builders won't do it, however, because it could cost up to $10,000 to move the dirt off site and bring it back.

Anyway, this tree is for sale along with 10 acres. I'll post the listing tomorrow.

HOW TO GET A BUYER TO BUY YOUR HOME

The past few years have been great to get houses sold for a good price. There were even multiple offers everywhere. What I noticed overall was just HOW houses sold faster. It wasn't because: the agent was brilliant, the marketing was spot on, open houses were held every weekend or even that there was more than one prospective buyer. What sold the house fast was that sellers took out unnecessary stuff and added paint then cleaned it up!

For most of you this is just everyday stuff. I am cleaning ZEN kind of person and I just like my house clean and fresh. I do have a little dog with mountains of hair but you would never know it when you come inside. I enjoy cleaning. Some people hate it!Many houses I listed that sold lighting fast had pro-active sellers. They had done their homework by checking out new homes to see how they could compete... and it worked!

The number one pet peeve of buyers when looking at homes was wallpaper. When you look at new homes it just isn't there. Not even a border.If you want to get your house sold take out every inch of wallpaper or border. I know you thought it matched your decor, but the next buyer will probably hate it. Not only that, but he will not even want to take the time to take it off the wall. This is when he will roll his eyes and look at his agent and say..."Next". Borders and wallpaper date your home and designers rarely suggest it. Get to work and take it down.

The next in line is paint color. Again take a look at some new homes and pick out neutral earth tone colors. Stay away from pinks, purples, blues, and tutti-frutti tones. Freshen your baseboards by cleaning them and paint. Doors too if needed. Most times all the trim just needs cleaning. You know it's the one thing you never do!

Another peeve is knick-knacks and collections. Keep in mind at all times...you want to move! Pack all that stuff like dolls, angels, toys, religious icons, stuffed animals, glass figurines, deer antlers, gun racks, china, family pictures, stacks of books and magazines, pill bottles, etc. The goal is to make surfaces look a little empty. Don't leave placemats and china on the table either. Replace it with a nice centerpiece like a bowl of fresh green apples or vase of cut flowers. Take off appliances (Blenders,can openers, etc.) rarely used and old towels and sponges on kitchen counters and sink. Survey every room and pack up unnecessary objects. Less is more!

I started to put this at number one but it is SMELL. Your house needs to smell nice when buyers arrive. It is the first impression they will have. I'm not talking about air freshener (that will turn them off fast too!). It should be a "CLEAN" smell. Almost no smell at all. Get carpets and floors professionally cleaned to start. Clean dead bugs and cobwebs out of windows and blinds, dust off ceiling fans and light fixtures.

ANIMALS - Take them with you when the house is being shown. Cute pets in the house or yard do not help you sell your home. Litter boxes are a BIG YUCK! Stick it out in the garage on your way to the car. Put away dirty dog bowls. Some people will not even look at a house that has had dogs or cats. I don't blame them. To sell a home with pets you will have to work harder than the average homeowner just to keep it clean and hair picked up. Have a friend who doesn't have pets come by to take a front door sniff test. Take it from there on how much cleaning will get rid of the odor.

O.K. that’s a BIG start on what can get your house sold. Look at it like it is a part time job you have taken to make more money. You won't have to lower your asking price. Really, I'm not kidding. I want more than anything to see your home sell fast. Sometimes it's hard to say these things to clients. That's why I wrote it all down here...so I don't have to hurt your feelings. I spend long hours taking clients through house after house and see them turn their nose up at all this stuff. Bottom line is you are ready to move, start packing it up and concentrate on the prize...a new home!

DON'T START LOOKING FOR A HOME BEFORE YOU READ THIS!

1.Find a REALTOR whom you can relate to. Buying a home is an emotional commitment. It's critical that the agent you choose is both skilled and a good fit with your personality. Have your own agent show you homes, not the listing agent. Call your agent if you see a home you want to tour. Your agent will make all the appointments and represent YOU in the offer. The listing agent represents the seller and cannot disclose all that you will need to know about the property & the seller. Find an agent that makes his or her career full time in real estate. Agents usually know one another so if you are unhappy working with an agent and want to change to another please let them know that you will be doing so. This alleviates miscommunications and it's just the right thing to do. An agent will work hard for you if you are loyal.

2. The right house is waiting for you. Sometimes deals just don't work out. You will know as soon as you walk into the perfect home. Everything will fall into place perfectly if it is meant to be. If not...keep looking and stay open to new ideas. If it feels right then make an offer...don't procrastinate.

3. Commission is paid by the sellers. This is how your agent gets paid. Basically, the seller has agreed with his listing agent an amount to pay the buyer's agent at closing. Your agent may show you homes for a long time or it might only be a few homes. All negotiated commission is divided among the agents at closing. The buyer will not have to pay for this.

4. Don't ask for too many opinions from friends and family. It's natural to want reassurance for a big decision, but too many ideas will make it harder to make a decision. If Grandpa is not going to live in the house he isn't going to like all those steep stairs, pool, etc. Negative opinions can spoil all your excitement.

5. Accept that no house is perfect. Focus in on the things that are most important to you and let the minor ones go.

6. Don't try to be a killer negotiator. Trying to "win" by getting an extra-low price may lose you the home you love. Angry sellers do not try to be helpful if you need special considerations later before closing like extra time to get the financing right. Don't be stubborn over the small stuff.

7. Get approved for a mortgage before you find a home. A good lender will see your credit report and offer help in disputing items that need to be removed. This will raise your score and possibly get you a lower interest rate. Not all lenders are skilled in this. Same as with your agent the lender needs to fit with your personality and return your calls promptly. The best ones stay in close contact with your agent also. You can bet that your agent has a good idea of the best lenders to work with to get a successful closing. It can all fall apart by closing time if you don't have the right lender.

8.Factor in maintenance and repair costs in your post-home buying budget. Even in a new home there will be some costs. Homes are not perfect and even though you have had many repairs made after a home inspection sellers are not going to patch every hole in the walls and leave it
spotless. You may have to shampoo carpet and upgrade fixtures to your liking. It's all a part of buying a home.

STEP ON IT!

Rug Rules

Rugs aren’t cheap and can have a big design impact in a room,

so look for high-quality materials and fabrication.

A good rug can be a great investment.

The range of rug designs is so diverse.

For rug decorating tips:

Going contemporary? Choose a rug without fringe.

Want a focal point? A rug with a bordered design can draw attention down to the floor and help unify your furnishings. In a small room, a rug with strong colors and pattern will create a focal point.

Totally traditional? A rug with an overall pattern will do the trick.

Very versatile? A rug with an open field design—with or without border—can be traditional or contemporary.

Thinking low key? Lighter colors and a smaller, overall pattern is less noticeable and may blend in more with the furnishings.

Want to relax? Because it’s less busy than a smaller pattern, a large-scale design can have a calming effect. A larger pattern with low contrast will fit all decors.

Edging toward eclectic? Many styles of rugs, even those that at first glance seem boldly contemporary, will create a stunning and dramatic space when paired with antiques or "ethnic" furnishings and accessories. Mix it up and give it a try.

Weary of wall-to-wall? Use a smaller rug on top as a focal point, using the carpet as the background.

California Homes are Solid Gold?

Pity the poor, modern-day Jed Clampett, exchanging the simple and inexpensive life of the Ozarks

for the glitz, glamor and prices

of Beverly Hills.

A typical middle-class house in the Southern California city now costs more than 10 times what a similar place sells for near Clampett's old stomping grounds, Fort Smith, Ark. That's according to the Price Comparison Index released Wednesday.

The index provides apples-to-apples comparisons of 342 U.S. markets, looking at the cost of a four-bedroom, two-and-a-half bath, 2,200 square foot house with a two-car garage in a nice, middle-class neighborhood. This year, that home in Beverly Hills costs $1.8 million; in Minot, N.D. it's just $132,333 - a difference of nearly 14 times from the most expensive to least expensive market. Each year the difference between the most and least expensive city is growing.

Last year La Jolla, Calif. was the most expensive U.S. city, but prices dropped about 6 percent in the past 12 months to $1.76 million. That was still good enough for third place. Santa Monica, Calif. just barely edged it out. Among the major omissions from the list are Manhattan and Brooklyn in New York City. The number of single-family homes that sell in Manhattan is too low to calculate for the purposes of the index.

Joining Minot on the least expensive list are last year's winner, Killeen, Texas, at $140,310, and Arlington, Texas, $140,975. Killeen prices rose 7.3 percent while Minot's fell by 0.7 percent. Topeka, Kan. at $148,050, ranks No. 5 on the least expensive list. Almost all of the costliest markets in the country can be found on the East and West Coasts. California had nine of the top 10 most expensive markets with Greenwich, Connecticut the lone exception. California is where people want to be. Where there's good climate, mountains and the ocean.

Other states over-represented on the most expensive list were Connecticut, Virginia, Maryland, Massachusetts, New Jersey, Florida and Hawaii. Chicago, where such a house costs about $916,667, is the most expensive inland city.

In the international market, Milan, Italy came in as the most expensive foreign city. A house there costs about the same as in Beverly Hills.

Texas has more inexpensive places than any other state; it placed three of its cities in the top 10 for affordability. In no Texas city does the average house of this type cost more than $300,000. Dallas, at $288,278, is the most expensive.

Michigan and Ohio also have many inexpensive housing markets. The costliest city in Ohio, Columbus, averages $251,364 for this kind of house and in Ann Arbor, Michigan, it goes for $324,500. In Canton, Ohio, though, that home can be bought for $148,333 and in Grayling, Michigan it would cost $144,250.

One significant finding is how many markets out there are still very affordable, even after the outsized price increases of recent years. These are more expensive than average homes, yet 29 percent of the markets reported on indicated that their surveyed home was below the National Association of Realtors national median home price of $225,000. About 47 percent of the markets surveyed averaged less than $300,000 for these very nice houses."