Opting for new home construction

Opting for new home construction



Whether to buy an existing home or have one built is yet another decision to make during the home-buying process. If you decide to go with new construction, a real estate agent can be a powerful advocate in your corner as you negotiate upgrades, a move-in date and other terms with the home builder.

Below are some basic pointers to prepare you for the journey ahead.



Selecting a builder



Shopping for a large production or custom home builder can be a daunting task. Start by defining what architectural styles appeal to you and then seek out the builders in your area who offer those styles. Due diligence is essential. Ask friends for referrals to get firsthand accounts; verify the builder's state license status, if applicable; and check whether they're certified by the National Association of Home Builders.



The builder representative and your real estate agent



A builder representative's ultimate goal is to sell you a home. His or her role is to provide a wide range of information to help you in your decision-making, from building restrictions, roads and easements to inspections, warranties, rebates and upgrades. A real estate agent knowledgeable in new-home construction will be able to help you wade through all the data and point out the downsides and upsides of each line item. Your agent also can look out for your interests in reviewing the builder's contract, which often contains more legal jargon than consumer-friendly language.



It's all about timing



Market conditions greatly dictate a builder's incentive to make a deal you cannot refuse. When a builder has inventory on his hands, his carrying costs start adding up. When this happens, a builder might be more amenable to strike a favorable deal, whether it's throwing in upgrades or taking a bit off the asking price. A real estate agent can help you know when market conditions are right for these benefits. Also, watch for builder close-out sales. Builders promote these special events when a new subdivision is near completion but empty inventory still remains.



A word about paying up



While there are always exceptions, most builders require a deposit when a purchase agreement is signed. They also require that the buyer pay for any upgrades prior to closing. If you back out prior to closing, unless the agreement states otherwise, you will lose that money. Make sure you understand every detail in the builder's contract before signing it.

Opting for new home construction

Opting for new home construction

Whether to buy an existing home or have one built is yet another decision to make during the home-buying process. If you decide to go with new construction, a real estate agent can be a powerful advocate in your corner as you negotiate upgrades, a move-in date and other terms with the home builder.
Below are some basic pointers to prepare you for the journey ahead.

Selecting a builder

Shopping for a large production or custom home builder can be a daunting task. Start by defining what architectural styles appeal to you and then seek out the builders in your area who offer those styles. Due diligence is essential. Ask friends for referrals to get firsthand accounts; verify the builder's state license status, if applicable; and check whether they're certified by the National Association of Home Builders.

The builder representative and your real estate agent

A builder representative's ultimate goal is to sell you a home. His or her role is to provide a wide range of information to help you in your decision-making, from building restrictions, roads and easements to inspections, warranties, rebates and upgrades. A real estate agent knowledgeable in new-home construction will be able to help you wade through all the data and point out the downsides and upsides of each line item. Your agent also can look out for your interests in reviewing the builder's contract, which often contains more legal jargon than consumer-friendly language.

It's all about timing

Market conditions greatly dictate a builder's incentive to make a deal you cannot refuse. When a builder has inventory on his hands, his carrying costs start adding up. When this happens, a builder might be more amenable to strike a favorable deal, whether it's throwing in upgrades or taking a bit off the asking price. A real estate agent can help you know when market conditions are right for these benefits. Also, watch for builder close-out sales. Builders promote these special events when a new subdivision is near completion but empty inventory still remains.

A word about paying up

While there are always exceptions, most builders require a deposit when a purchase agreement is signed. They also require that the buyer pay for any upgrades prior to closing. If you back out prior to closing, unless the agreement states otherwise, you will lose that money. Make sure you understand every detail in the builder's contract before signing it.

NORTH EASTON - Not a mistake! 1.5 acre lot in historic Easton for only $65k. This will take the eye of a seasoned builder, dreamer or investor. Engineering has not been done, but it is certainly worth a look. Call your spouse, this is the opportunity you have been dreaming of all these years. Take advantage now because it won't around long at $65,000.

Land Avavilable

Not a mistake! 6.4acre lot in historic Easton for only $65k. Call your spouse, this is the opportunity you have been dreaming of all these years. It will take a keen imagination to make this a reality, but worth a look either way. Take advantage now because it won't around long at $65, 000. We have 7 other lots available. Call for specs

Lot of Land

EASTON - 52 Eastman Street $65,000.00 Commercial possibilities abound with this lot very close to the new Target and Hanniford's Plaza. Let your imagination go and envision your business with "built in" customers. We also have 7 other lots available. Call for package to be emailed or faxed for review

How can a real estate agent help me?

Whether you're in the market for a primary residence, an investment property or a second home, purchasing real estate involves many important considerations and decisions. A real estate agent can provide the focus, due diligence and expertise needed to help you find the home of your dreams.
A real estate professional will:
• Assist in determining how much house you can afford and help you get pre-qualified or pre-approved for a loan.
• Simplify your search by helping you define home and neighborhood criteria.
• Screen new listings daily and alert you of homes that match your criteria.
• Keep you abreast of local market conditions, so you can make informed decisions.
• Gather in-depth detail on each home, schedule tours and point out the advantages and possible drawbacks of each property.
• Work with you in drafting an appropriate offer and serve as your representative when presenting it to the seller.
• Negotiate a contract that considers your goals and leads to a successful closing.• Personally refer you to proven service providers, such as inspectors, appraisers, title companies, warranty providers, insurance agencies, attorneys, carpenters, movers and more.

Ultimately, having an agent represent you in the purchase of your home will save you time and money.

Lots of land available in Easton!

Own your piece of the block in the historical town of Easton. Interested in owning more? There are another 7 lots that can be sold individually oe as package. Call today!

Financing your home purchase

Now more than ever buyers need to do their homework when looking for a mortgage

A very important part of buying a home is finding the right lender and the right mortgage product. There are many different kinds of lending institution, offering a wide range of loan packages. So it is important to do some research and shop around because what you don't know could cost you.

In this regard, over the course of my career I have some excellent contacts in the mortgage industry, so if you have any questions or if you would like me to refer one or more of them to you, please let me know.



Getting Pre-qualified

Generally, it is recommend that home buyers get pre-qualified for a loan with a lender before searching for a home to purchase. That way you will have completely reliable information about what you can afford. Additionally, any offer that you make on a home will be taken much more seriously if you have been pre-qualified than if you haven't (you'll also be in a much better position to make an offer once you have sold your previous home, if you have one).

Other good reasons to get pre-qualified include:

You can determine which loan program best fits your need and which programs you qualify for.
You'll know exactly how much you are qualified for. It's no fun to find your ideal home and then realize that you can't afford it.
Your down payment, monthly payment and closing costs will be set so you can budget your money in advance.
If you are a first-time buyer, you may qualify for a special first-time buyer program which may allow you to afford more home for your money.

There are always possibilities!

For your enjoyment

This is just awesome . I love it.

A car phone Salesman. What is your hidden talent?

Talk about "possibility"......Take a minute and watch this....makes your heart feel good! Watch the faces of the judges as this guy walks out on the stage. You can almost see whatthey are thinking as they pre-judge this guy based on his looks and the factthat he is a cell phone salesman.

So much for First impressions!

For <http://www.maniacworld.com/Phone-Salesman-Amazes-Crowd.html >http://www.maniacworld.com/Phone-Salesman-Amazes-Crowd.html

Are you marketing your home? Here are a few staging tips

Presentation and Staging Plan Absolute Basics

Start by airing out the home. Most people are turned off by even the smallest
odor. Odors must be eliminated, especially those caused by dogs and cats;
soiled diapers and/or cigarettes.

Wash all the windows in the home, inside and out.

If it has been over a year since the carpets have been cleaned, now is the time
to have them cleaned. Bare floors should be polished and waxed.

Put bright light bulbs in every socket made for a bulb. Buyers like bright and
cheery.

Clean out closets, cabinets, and drawers. Closets should look like they have
enough room to hold additional items. Get everything off the floor and don't
have the shelves piled to the ceiling.

Make sure rooms are not overcrowded with furniture. Select the pieces that
look best, and store the rest.

Keep the kitchen sparkling clean. Make sure all appliances are clean at
all times. Straighten cupboards that appear cluttered and keep floors gleaming.

Bathtubs, showers, and sinks should be freshly caulked. The grout should be
clean and in good condition. There should be no leaks in the faucet or traps.

If you have limited counter space in the kitchen, keep unnecessary items put
away.

Keep children's toys out of the front yard, sidewalks, and front porch.

Clean out ashes in the fireplace.

Make sure that the pull-down staircase is working correctly. Be sure there is a light in the attic.
The pool needs to be sparkling and free of leaves.

There are some things you can do that will really add flair to your home. If your house is the least bit dated, changing out wallpaper in the entry, kitchen or bathrooms and replacing outdated light fixtures adds desirability.

Fresh paint on interior and/or exterior where needed.

New appliances in the kitchen can be an exciting feature that can actually make the difference in a buyer choosing your home over another.

Drive-up Appeal

Trim trees and shrubs, clean out flower beds and invest in a few flats of seasonal flowers, mow the lawn, paint the front door, make sure the doorbell is working properly, wash the mailbox, keep the porch swept and get an attractive mat for people to wipe their feet.

Short Sale may be the answer for those in trouble !

It's not been a pretty picture in the Brockton real estate market. Prices are dropping, appreciation is stalled, and homeowners whose mortgages are adjusting to higher interest rates are worried that they can't keep up.



Realty times reports in a recent article "Foreclosures and short sales are becoming the highly-talked about topic in real estate. Reports from last quarter show the number of default notices (NoDs) sent to homeowners increased to its highest level in nearly 10 years. This flood of delinquencies is causing short sales to become more popular as a solution for homeowners who need to get out of their properties as painlessly as possible.



"A short sale is the same as a displacement issue. It's when the homeowner cannot afford to make the payments on his loan due to whatever circumstance, and the majority of those distressing circumstances seem to be an adjustment of a mortgage," says Tom Ziegler, Short Sale Support Facilitator

"The short sale path ends by agreement with the lender that [the lender] will approve the sale of the property to a buyer and it results in an escrow, documentation and we have a short sale consummation," says Ziegler.



It's also important to understand that you could face a 1099 in the future -- meaning you could be taxed down the road on the sale of your home due to the lender's suffering a loss of principal of $600 or more.



The benefits of the short sale to the homeowner is that the impact on their credit will be substancially lower than that of a foreclosure

The Newest Economic News

I just wanted to share with you a portion article I read yesterday..the news is troubling to say the least. I cannot stress this to home sellers enough ~ If you do not reasonably price your home when it is first listed it will sell for less money 6 months from now than you could obtain today!!!!!


Greenspan said he would expect "as a minimum, large single-digit" percentage declines in house prices from peak to trough, the Financial Times newspaper reported.But the former chairman said that he would not be surprised if the drop was "in double digits."

7 Steps tp buying your new home in the Brockton or any other area!

Congratulations on your decision to buy a new
home!

Before you go house hunting, it's a good idea to define what kind of home and neighborhood would best suit your desires and needs and make a wish list. Share this list with your real estate agent. The finer the details, the more effective your home search will be. To further define your needs, you may want to divide your lists into negotiable and non-negotiable items, so your agent can operate with some flexibility when scouting for homes on your behalf.

Get prequalified or preapproved. Now that you know what you want in a home and neighborhood, you need to find out what you can afford. There are two ways to go about this: prequalification or preapproval for a home loan. Your real estate agent can refer you to a mortgage broker to begin the process. In most markets, preapproved buyers are preferred by sellers over those who are pre-qualified. Your preapproved status lets the seller know:* You have gone through an extensive financial background check. * A lender is willing to do business with you. * The likelihood of unexpected obstacles regarding financing is minimal.

Let the house hunting begin! Now you are ready to embark on your home search - an endeavor that can prove overwhelming if not approached with some forethought. The most efficient route is to allow your real estate agent do the initial scouting for you. Using your wish list as a guide, he or she will alert you of new and existing listings that have strong potential. If these listings pique your interest, your agent will arrange home tours at your convenience. Many agents send alerts via email - sometimes as often as daily, depending on the available inventory in your market. Let your agent know how you'd like to receive these alerts, whether by phone, email or fax.You also can do some research on your own. Read local real estate publications, contact your local neighborhood associations, visit the local chamber of commerce, surf the Internet, or drive around your favorite neighborhoods. While these methods certainly can lead to your dream home, it's important to note that 82 percent of home sales are the result of agent connections.* That means it's more likely your agent will find your dream home through being in the real estate business than you driving around on the weekends.* National Association of REALTORS(r)

Make an offer. When you're ready to make an offer on a home, your real estate agent will help you determine the offer price by reviewing recent sales of homes similar in size, quality and amenities. With your input, your agent will draft a written contract that outlines what needs to be done by both parties to execute the transaction. If the seller accepts the offer, the document becomes a binding agreement, so it is imperative that you carefully review it with your agent and speak up if anything is not clear to you. It's important to note that if the seller changes any aspect of the offer, it is not a binding agreement until the buyer agrees to the seller's changes.

Strike a deal. Sometimes, you get lucky and the seller accepts your offer as is. However, in most instances, the seller will make a counteroffer. This is where your real estate agent's experience in negotiations will be invaluable. Keep in mind almost everything is negotiable when you are buying a house. This can give you a great deal of leverage in the buying process - that is, if you have adequate information and you use it in an appropriate manner. Some items you may negotiate:* Price* Financing* Closing costs* Move-in date* Repairs* Appliances and fixtures* Landscaping* PaintingRemain in close contact with your real estate agent so you can quickly review any changes from the seller. Remember: Bargaining is not a winner-take-all deal. It is a business process that involves compromise and mutual respect.

Prepare for the closing. When an offer becomes a binding agreement, your real estate agent will help you tackle the checklist of action items that you, as the buyer, have agreed to perform prior to closing. Depending on how the responsibilities are divvied up in the agreement, this is typically when you will: * Conduct a home inspection.* Get an appraisal and finalize your financing.* Secure title insurance.* Shop for a home warranty.Having these procedures done in a timely and professional manner is a must, as any delays could threaten a successful closing. A first-rate real estate agent should be able to serve as your "one-stop shopping" referral source for service providers. Your agent also should serve as your advocate, helping to coordinate activities and making sure the vendors have access to the property to perform their jobs.

Close the deal .Congratulations! The moment you've been anticipating has arrived. The closing is where home ownership is legally transferred from the seller to the buyer. It is a formal meeting that most parties involved in the transaction will attend. Closing procedures usually are held at the title company's or lawyer's office. The closing officer will coordinate all the document-signing and the collection and disbursement of funds. A few days before your closing date, your lender will send a final closing statement that outlines your closing costs, if applicable. Your real estate agent will review this document with you to ensure its accuracy, as well as help you gather any necessary documentation that you'll need to bring to closing.

Things you need to know before you hire your next agent!

Its critical that you make the right decision about who will handle what is probably the single largest financial investment you will ever make.

Not all real estate agents are the same. The wrong agent can cost you thousands of dollars!

Picking an agent is one of those critical issues that can cost or save you thousands of dollars. There are very specific questions you should be asking to ensure that you get the best representation for your needs. Many agents may prefer that you don't ask these questions, since the knowledge you'll gain from their honest answers will give you a very good idea about what outcome you can expect from using them as an agent. And lets face it - in real estate, as in life - not all things are created equal. Hiring a real estate agent is just like any hiring process - with you on the bosses side of the desk. Its critical that you make the right decision about who will handle probably the single largest financial investment you will ever make.

1. What makes you different? Why should I hire you to market and sell my home?

Agent should be brief, 60 seconds or less,be specific and be very convincing. Be wary of Agents who struggle to sell their services, or articulate the value they provide for the fee they charge. These agents will also have a serious challenge when it's time to sell your home, articulate the value your home provides and to fight for your equity during negotiations. It's always best to judge their skills when your money isn't on the line.

2. How many Buyers are you currently working with?

Do you have so many leads, that you have a team of agents built to serve these Buyers?

How many in my home's price range?______

What is your personal website address?

How many Internet leads per day?

Obviously, the more Buyers your agent is working with, the better your chances are of selling your home quickly. It will also impact price because an agent with many buyers can set up an auction-like atmosphere where many buyers bid on your home at the same time. Ask them to describe the system they have for attracting buyers.

3. Do you have a specific plan of marketing activities and dates for my home?

If it's not in writing how will you remember or enforce these agents "promises". Is the Agent all talk or action?

4. Who controls the marketing dollars spent to promote my home, your Broker or you?

If our agent is not in control of their own advertising, then your home will be competing for advertising space not only with this agents other listings, but also with the listings of every other agent in the brokerage. At over 80% of all companies the Marketing Departments and Office managers, not your Agent pick and choose based on budget concerns and your home's price range, what will be advertised in a given week.

5. Who receives the incoming calls on my home, everyone in your office or you specifically?

In most companies all the agents in the office take turns answering the phones on all company listings. With around 50-100 listings per office most agents fielding calls will be reading off a computer printout, trying to convince a Buyer to buy a home they not only no very little about, but one they haven't even been inside.

6. With over 73% of Buyers looking for a home on the Internet, do you still focus primarily on print advertising or do have an Internet marketing plan to help us sell our home?

The average real estate firm spend 4% of their entire marketing budget on online marketing. Trying to market homes the old fashioned way in 2007 leaves a lot of YOUR money on the table by not getting full market exposure or full market value for your home.

8. How will you communicate with us while the home is for sale and when the home goes under contract?

Most agents are like politicians. They look good, sound good, say all the right things and promise the right things "highest sales price, short time on market, no hassles". Just like politicians, once they have the job you can't find them, they give lots of excuses, blame others for lack of results and remind you how time you agreed to work with them without the opportunity to fire them for their lack of effort and performance.

8. Do you have a reference list of clients I could contact?
Ask to see this list, and then proceed to spot check some of the names. No references and phone numbers.Not sign of an organized, professional who has reputation for excellence. Only five or six references, not a good sign either.

9. What happens if I'm not happy with the job you are doing to get my home sold:
Can I cancel my contract without paying any fees, if I'm not satisfied with your service?


These are all questions that I suggest all my sellers to ask of all agent including myself. I suggest that if they are interviewing other agent to propose these questions to all the agents being interviewed. It will tell you a lot about the professional that you are hiring to sell your home. For additional insight on this topic feel free to contact me directly.

The next generation of home buyers has very definite—and very different—ideas about what they want in a home.

Buyers are now looking for a home that they can move into and that offers the features and benefits that they need for their lifestyle. Recently in an article Ashton and Ashley commented on what they expect in their new home:

Like many first-time buyers, they initially looked at existing homes, but didn't want to spend all their spare time and money fixing a house up.

“With both of us working 40 to 45 hours a week and being full-time students, we didn't have time to fix up a house,” Ashton says. “We wanted a brand-spanking-new house.”

—Ashton working as a branch manager for a bank and Ashley managing a cell phone store—and making decent money, so they went looking. Even knowing there would only be two of them in the house, the Carthans say they wanted a minimum of three bedrooms for the resale value. They wanted a big kitchen with an island because they both like to cook. And they liked the idea of buying in a developing area because they would get more house for their money, and it would appreciate later on.

While the U.S. Census has no formal description of echo boomers, the National Association of Realtors—and other organizations—defines them as those born between 1982 and 1995, a group that totals about 75 million people. They are turning 21 at a rate of about four million per year, they are not afraid of taking on large amounts of debt, they have parents helping them with down payments, and they will be a major market for housing for years to come.
As a group, they share some characteristics that should be important to builders. First and foremost, they live in a totally connected, yet wireless world. They've never known a time when they didn't have home computers, Internet access, e-mail, or cell phones, and they're completely comfortable with technology. They expect that their homes will be equipped to handle their laptops, wireless routers, plasma TVs, video game controllers, cell phones, digital video recorders, iPods, and cable or satellite TV and radio.

They've rejected the hard-charging, workaholic attitude that was prevalent among adults in the 1980s and 1990s—and the cocooning trend in housing that went with it—for a more balanced lifestyle. They're less materialistic, less willing to work nights and weekends to pay for stuff they don't have time to use, and less willing to endure long commutes to jobs that keep them away from their loved ones. That means they're prime candidates for infill and transit-oriented development, particularly if it's close to amenities they value, such as restaurants, parks, shopping, and night life.

They don't want to spend their spare time taking care of a house and doing yard work, so new housing—including attached housing—is attractive to them.
“It's not because they can't afford single-family detached,” says Linda Mamet, vice president of sales and marketing for John Laing Homes' South Coast division. “It's about convenience, service, being close to entertainment, and balance between work and life. They're not willing to compromise their time.”

They're also not willing to compromise on quality, Mamet says. They've grown up with 500 cable channels and entire networks devoted to housing and fashion. They know and appreciate good design, and while their budgets might not permit high-end finishes throughout the home, they're willing to pay for it in areas that matter to them.

“They don't want it all,” says James Chung, president of Reach Advisors, a consumer demographic firm that studies echo boomers. “It's a shift from possessions to passions. This is a generation that has resigned itself to ‘I can't have it all, so I'll just have what's important to me and let the rest slide.'”

Brockton Market Conditions for the past month

There are a Total of 569 single family homes available currently in Brockton. Of those homes, the average market time is 120 days ( in the last 30 days). Prices are :



Lowest Price: $112,900
Median Price: $265,000
Highest Price: $799,000
Average Price: $275,672








Of these homes 41 single family homes sold in Brockton in the past 30 days and they were on the market on average for 98 days. Prices:




Lowest Price: $145,000
Median Price: $252,000
Highest Price: $384,900
Average Price: $255,881



What does that mean to a person who is thinking of selling?





The laws of supply and demand show us that there are approximately 13 months worth of inventory in Brockton . In order to get your property sold there are four things that will control the outcome:





1. Condition

2. Location

3. Price

4. Broker Services



Price is going to drive the pace in which the home is sold in. The broker services will determine how much exposure your property will get through proper marketing and negotition skills of the agent. The condition of the property needs to be at its best, in order to receive top dollar. The location is what it is. Bottom line, you need to ask yourself...how quickly do I want to move and how motivated am I to do so ?



So yes...even in THIS market homes still do sell.

242 Sinclair Road Brockton $199,900

242 Sinclair Rd Brockton. Ask the neighbors what they think about the neighborhood. You will find friendly people who think they live in the nicest block on the nicest street . You will also find a 3 bedroom, 1 car garage ranch with an oversized lot, fenced in yard with new vinyl siding, new windows and roof. This all can be yours for only $199.000

Making an informed decision when pricing homes!

The current upheaval in the market has given rise to significant opportunities to help my clients make informed decisions.

Tom Sherman, President of Mortgage Services Unlimited in Dallas, emphasizes the importance of educating clients.

For home sellers, the following points are key:

* Home values will stay stagnant or potentially decrease.

* Qualified borrowers are looking for deals. * Fewer borrowers are qualifying for home loans.

* Rising foreclosures tend to negatively affect home values.

* Increased days on the market (DOMs) increases the likelihood that buyers will aggressively negotiate prices down.

* Continued stress in the financial markets will affect consumer confidence.

* Loans may take longer to close.

* Appraisals are becoming more difficult to obtain.

* Properties should be funded before contract contingencies are removed.

It's critical for sellers to price their homes to sell -- and sell quickly -- decreasing the need for price reductions and the unfortunate result which is chasing the market down to sell.