Curious about your home’s value?
Please click below for the market update of interest to you:
Westfield by Grade School:
Scott Gleason scott@luxuryhomesnj.com
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
The Real Estate Agent’s Role in a Home Sale
Real estate shows like “Flip or Flop”, “Good Bones”, and “Unsellable Homes” make it appear easy to sell your home. All you need is a little paint and polish and buyers practically beat down your door, right? Not so fast. It takes a little more finesse and a lot more experience for the typical homeowner to sell their home. And that is where hiring a real estate agent comes into place.
The Real Estate Agent’s Role in a Home Sale
Setting the List Price
First of all, a good REALTOR® knows how to determine a proper list price. Why is this important? Because if you price it too high, it may turn buyers off. Even in a seller’s market, homes still need to be priced appropriately for the market. If you cannot get buyers through the door, your home will simply just sit there. Then, you will need to lower your list price to bring interest to your listing. This only delays finding a buyer and may even net you less than you would have received if you priced it properly to begin with.
How does a real estate agent decide the right list price? By conducting a comparative market analysis. They look at recently sold homes in your neighborhood. Then, they focus on the ones that are most comparable to yours in age, size, and amenities. In addition, they use their experience in the local market to come up with the amount that will bring you the most buyers and the best sale price.
Preparing Your Home for the Market
Another area where a REALTOR® comes in handy is getting your Westfield area home ready for the market. This includes staging your home and making any necessary repairs. They also know which areas you should focus your efforts on and which areas do not need attention at all. For example, always make sure your curb appeal is on point. But perhaps the slightly older appliances in the kitchen can remain or the paint on the walls is a perfectly acceptable color. After all, many home buyers replace appliances soon after they move in. And others may decide to paint the walls after their belongings are in the space. However, if the appliances are severely outdated or the paint color is too severe, you might want to change those up anyway.
Marketing Your Home
Selling a home takes time. With your busy life, do you really have time to hire a photographer, make flyers, host open houses, conduct private showings, make sure to blast it all over social media, and be present at inspections and/or the appraisal? Plus, real estate agents have access to the MLS which sends your listing into the hands of thousands of other real estate agents with buyers looking for a home just like yours.
Vetting Buyers
Finally, a real estate agent vets buyers for you. It is not enough to get buyers through the door. You want qualified buyers looking at your Westfield area home. Since an agent does not make any money unless the property sells, it works in their best interest as well as yours to eliminate the unqualified buyers.
When you are ready to list your home on the market, contact me. I can help you get it ready to list, market it for you, and get it sold as quickly as possible.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
Home Seller Tip: Watch Out for “Fake News”
Oftentimes, we hear fantastical stories about recently sold homes. Maybe your neighbor fielded several offers after only one day on the market. Or you heard about a friend of a friend who sold their rundown property for tens of thousands over their asking price without putting any effort into fixing it up. Unfortunately, these tend to be the exception rather than the rule. Yes, the Westfield area real estate market still favors the seller, according to Realtor.com. However, a home seller needs to keep an eye out for “fake news” when they put their property on the market. Otherwise, they might end up very disappointed.
Misleading “Facts” for the Home Seller in Today’s Market
You Don’t Need to Fix It Up
You may have heard that buyers will purchase a Westfield area home no matter what shape it is in. Unfortunately, that is untrue. Today’s buyer wants a move-in ready house over a “fixer-upper”. However, you do not need to break your budget trying to create a masterpiece. I cannot express how important a good cleaning is for the home seller. Even simple things like nice curb appeal, a fresh coat of paint, and minor repairs increase your premises’ attraction to buyers.
Buyers Will Pay Whatever You Ask
Just because you ask for it does not mean you will get it. You still need to price your home appropriately for the current market. That is where a good Westfield area REALTOR® comes in handy. They can run comps on recently sold homes in your area. This gives you an idea of what people are paying for properties like yours right now. If you price it too high, you end up sitting on the market for a while. You may even need to make a few downward adjustments to the price in order to entice a buyer, possibly selling it for less in the long run. A properly priced home at or even slightly below market value not only generates interest but might even bring in a higher price than you originally wanted.
Always Pick the Highest Priced Offer
Finally, if a home seller finds themselves receiving multiple offers, congratulations! Many sellers would love to be in that position. However, the highest offer is not necessarily the best offer. Other things that should factor strongly into your final decision should include the amount of the earnest money deposit, the strength of the buyer’s financing, and how many contingencies they place on the deal.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
Decluttering Tips That Help Sell Your Home and Organize Your Move
One of the top priorities when getting your Westfield area property ready to sell is to get rid of the clutter. This helps prepare your home for staging. Remember, staged homes sell faster and for more money than unstaged ones. However, clearing your space with intention performs double duty. How? Organizing your “stuff” not only clears the clutter, but it also helps you when it comes time to move. Use these decluttering tips when preparing to list your home for sale.
Decluttering Tips
Start Right Away
First, start the declutter process right away. It might surprise you how long it takes to go through personal items, memorabilia, etc. The sooner you begin, the less stressed you will feel about meeting your home listing deadline. Also, simply start in one room and work your way throughout the house so as not to feel more overwhelmed than necessary.
Sort
Another one of my helpful decluttering tips is to sort everything you come across into three separate piles: keep, donate, and trash. If you want, you can even make a “maybe” pile. Box these particular items up and include a detailed label. Then, if you find that you have not opened that box in six to twelve months, you may want to consider donating them.
Pack
Next, start packing. Clear bins work best because they make it easy to see the contents inside. However, cardboard boxes offer a cheaper alternative. When using cardboard boxes, make sure to clearly label which room it belongs in and what the box includes inside. That way your dishes do not end up in the bedroom and your clothes do not end up in the kitchen. Trust me. You’ll thank me later. Make sure to write the appropriate room on more than one side of the box in large letters for easy recognition.
Trash the Paper
Finally, get rid of all that unnecessary paper. Receipts. Magazines. Old bank statements. Junk mail. We tend to accumulate paper. Shred any personal or financial information to avoid identity theft. Recycle junk mail and envelopes. Magazines can either be tossed out or donated to libraries and retirement homes.
Perhaps the most important one of these decluttering tips is to just get started as soon as possible. Before you know it, your Westfield area home will be ready to show. Plus, you will already be well on your way to being ready to move out when it sells.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
Easy Landscaping DIY Projects for the Home Seller
Ever get the itch to do a DIY project? Whenever we do, our favorites involve getting outdoors and mixing up our landscaping features. Whether it’s as simple as installing some lighting or a little more time-consuming like re-plotting plants, a fresh look for the lawn always gives your Westfield area home a fresh look as well. Plus, this offers the best first impression for home buyers. Since we are entering the busy home buying period right now, you need to put your best foot forward when selling your home. Landscaping always needs to be included in your staging strategies, too. Here are our top five easy landscaping DIY projects!
Easy Landscaping DIY Projects for the Home Seller
Create a Pathway
To guide you and visitors throughout your yard and link different areas together, install a pathway. You can use a wide variety of materials, including reclaimed pallet wood, flagstones, gravel, and more to add texture and color. Use these ideas from This Old House for inspiration if needed.
Add a Wall or Border
Installing a flagstone, rock, or brick wall around flower beds or trees adds a sleek, clean look to your landscaping and helps separate different sections of your yard. These landscaping DIY projects can be done over the course of a weekend.
Install a Water Feature
Nothing says “zen” quite like the sound of trickling water as you relax in your backyard. You can start simply by purchasing and installing a small feature powered by a solar panel. Or create a larger focal point in your yard by installing a waterfall wall or small pond.
Light Your Way
An easy way to transform your yard is to strategically use lighting. Place cool-colored lights high in trees to recreate a moonlight feel. Use pathway lights to naturally guide the eye or highlight objects or plants.
Plant Upwards
Expand your yard space by drawing the eye to the sky with a trellis fence or screen made of wood or metal. Once you install your trellis, select your climbing plants and vines and get to planting!
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
April 2022 Market Update
Here are 3 views of mortgage interest rates:
Rates are Still Great! Looking back over 20 years, from the stagflation of the ‘70s-‘80s. Mortgages were dear and unemployment was in the 7s. Homes still sold! Isn’t this an encouraging view? We were thrilled to buy our first home in 1990 with a 10% mortgage rate, and then felt like a financial genius refinancing at 7.5% five years later!
It’s 2018-19 again. It was a very good year in real estate for sellers and buyers.
YIKES! in less than a year, rates have gone from hitherto unimaginable lows, to historically low. A shock to many new to real estate. We don’t expect rates, prices or supply to adjust for the better soon, so there isn’t a reason in the world for buyers to delay their plans.
Curious about your home’s value?
Please click below for the market update of interest to you:
Westfield by Grade School:
Scott Gleason scott@luxuryhomesnj.com
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
What to Focus On When Considering a Home Offer
You listed your Westfield area home for sale and received multiple offers for it. Congratulations! Many sellers dream of being in your position. Now, the hard part. You must decide which home offer to accept. (An embarrassment of riches, right?) Sometimes, however, the highest price is not the best offer. Consider these other important factors before making a final decision.
What to Focus On When Considering a Home Offer
Contingencies
Most of the time, buyers include contingencies with their offer. These are conditions that must be satisfied before closing in order to complete the sale. Common ones include an appraisal, home inspection, loan approval, and sale of the buyer’s current home. If a contingency is not met by closing, the buyer can walk away with their Earnest Money Deposit in hand. Therefore, fewer contingencies usually make for a smoother transaction.
Timeline
You have heard the phrase “time is money”, right? Well, an offer fitting your time constraints is money, too. Perhaps you need a shorter escrow period because you need to move quickly. Or maybe you want a little more time than 30 days to get everything packed up and ready to move. Whatever your timeframe may be, an offer that fits in those parameters may well be worth a slightly lower offer price to you.
Earnest Money Deposit
Buyers must deposit money into an escrow account to hold as “good faith”. When the sale completes, this money then goes towards the buyer’s down payment. This is their Earnest Money Deposit. If they break the sales contract and walk away from the deal completely, the earnest money goes to the seller. While 1% to 2% of the sale price tends to be the norm, a higher EMD shows how serious the buyer is about the sale. The buyer is less likely to walk away when they risk losing this more money.
Financing
Finally, let’s talk financing. All-cash offers sound great. They tend to take less time to close and minimize contingencies more often than buyers who must finance their purchase. Unfortunately, a buyer with an all-cash home offer also tends to hold the negotiating power. Therefore, their offer may come in below your asking price.
On the other hand, a buyer whose offer includes financing provides a higher risk. Anything could happen to make the loan fall through during escrow. In fact, according to Rocket Mortgage, approximately 5% of pending sales fall through escrow. A home offer that includes a pre-approval letter makes a stronger claim than one without a pre-approval letter. Even so, a “pre-approval” is not a “final approval”. If your buyer does not receive final approval for their loan, then you are right back where you started…on the market and in search of a new buyer.
Before making a final decision about a home offer, weigh its pros and cons. Ask your REALTOR® for their advice. Their experience can help you make a more informed choice that works best for your individual situation.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
What to Repair Before You List Your Westfield Area Home
Being named one of the best places to live in New Jersey is not enough. When you’re getting ready to list your Westfield area home, it is of the utmost importance to ensure that you are showing it in its best light. Taking time to highlight its strengths and fix up some of its possible weaknesses can make a big difference in how fast it sells. Here are the top four recommended repairs to make before you list your home.
What to Repair Before You List Your Westfield Area Home
Repaint Walls
Giving your home a fresh coat of paint before you list is one of the most cost-effective ways to spruce it up. Generally, it can also be a do-it-yourself project. Make sure to cover any walls with scratches and chips. Then consider updating any accent walls with a more neutral coat.
Repair Floors
Hardwood floors are a very desirable feature in a luxury New Jersey home. So you want to ensure that they look their best by fixing scratches or dull areas. If your carpet is worn or stained, consider replacing it. And don’t forget the tile in your kitchen or bathrooms. Re-grouting can go a long way in making dingy tile work look brand new!
Refresh the Landscaping
Landscaping should be included in your staging strategies. Show buyers that your Westfield area home is the full package by dressing up the outside as well as the in. First, clean walkways and driveways. Next, plant seasonal flowers and plants. After that, trim hedges and trees. Install outdoor décor pieces. Finally, fill in mulch and gravel.
Fix Your Fixtures
Leaky faucet? Rusted drains? Loose drawer handle? Making these small fixes before you list can make a big difference to potential buyers with detailed-orientated minds. Improve your kitchen. An outdated kitchen can be a real eyesore in a home. Updating cabinetry, repairing or replacing countertops, and installing new faucets and sinks may be worth the investment.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
Home Seller Tax Deductions
Do you always find yourself scrambling at the last minute to file your taxes? You only have 17 days until this year’s April 18th filing deadline. But do not worry. This year, you might feel fortunate to have procrastinated. Why? Well, if you sold a Westfield area home last year, you still have time to claim these home seller tax deductions.
Home Seller Tax Deductions
Costs Associated With the Actual Home Sale
Staging fees, escrow fees, agent commissions, etc. You paid somebody to spruce up your curb appeal. Maybe you performed a home inspection before you listed to avoid any unpleasant surprises during escrow. Any money you spent on these and anything else associated with the actual sale of your Westfield area home may be tax-deductible.
Improvements/Repairs
Perhaps your property needed some updating to compete with other properties on the market. Maybe you needed to add a fresh coat of paint to appeal to a wider market. You finally oiled those squeaky hinges and repaired the holes in the wall before you listed your home for sale. As long as these were done within 90 days of your closing date (not your listing date), you can claim these expenses on your taxes.
Property Taxes
You always pay your property taxes on time. In fact, many times, you paid them well in advance. Fortunately for you, you may deduct up to $10,000 of the property taxes paid during the year you sold your home.
Interest On Your Mortgage
Another one of the tax deductions home sellers get to claim is their mortgage interest. The mortgage interest you paid for the year up until the time you sold your home can be deducted from your taxes. There are limits to the amount of interest you can deduct, though. Your tax preparer will be to tell you what they are before you file.
Capital Gains Exemption
Finally, let’s talk about capital gains. The difference between what you paid for a property and what you sold it for is called capital gains (provided you sell it for more than you paid for it). The IRS considers this income. Therefore, they apply a tax to it. However, the first $250,000 of capital gains for individuals and $500,000 for married couples are exempt from the capital gains tax. So, if you and your spouse bought your Westfield home for $250,000 and sold it for $550,000, you do not owe any capital gains. If you were the sole owner under the same scenario, you only pay capital gains on $50,000. The first $250,000 is exempt. Also, keep in mind that many of your selling expenses chip away at your capital gains. In turn, this lowers the amount subject to a capital gains tax.
I do not profess to be an expert on taxes in any way. Always talk to your tax preparer about any possible tax deductions before you file. The IRS also provides a guide on tax deductions for selling your home if you need any further help.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
Staging Strategies for Your Westfield Area Home
Staging your Westfield area home is all about putting the best foot forward for potential buyers. By highlighting its most desirable features, you can draw more interest to your home and leave a lasting impression that is sure to help you sell it more quickly. Here’s what you should keep in mind as you prepare for your next open house or viewing!
Staging Strategies for Your Westfield Area Home
Help Them Visualize Your Home as Their Own
Make it easier for buyers to imagine themselves making your Westfield area house their home by removing personal memorabilia, knick-knacks, and photos. Instead, replace them with simple décor, such as paintings, nature images, and plants.
Think Sleek Instead of Comfy
Modern-day buyers are leaning toward modern, crisp, clean interiors over comfy, homey looks. When staging your Westfield area home, keep a minimalist mindset and incorporate bright colors with metal accents.
Deep Clean the Small Spaces
It’s obvious to say you should clean your home before viewing, but don’t forget to cover your bases by deep cleaning the small spots. Take time to scrub porous areas like grout that may hold on to stains and baseboards where small pet hairs and dust love to cling.
Spruce Up Your Landscaping
Another important component of your staging strategies is your curb appeal. The first impression your Westfield area home gives to potential buyers is its exterior. Ensure you have a freshly mowed lawn, neat hedges and shrubbery, bright flowers, and a clean driveway.
Set the Mood
A home is so much more than just the way it looks. So you need to appeal to the other senses. Prior to having potential buyers over, set the mood by burning delicious-smelling candles and selecting an upbeat, happy soundtrack to play in the background. Avoid overpowering, flowering scents. Instead, opt for lighter fragrances to avoid irritating someone’s allergies.
Scott Gleason, CRS at Coldwell Banker Realty – East, NJ Luxury Homes
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