Jason Bramblett Real Estate Talk Show. 

Live Saturday's at 9:00 AM on 94.5 FM WPTI

Expert insight into today's Real Estate Market.  Serving High Point, Greensboro, Winston Salem and the 35 cities and towns surrounding. 

 

 

March 24, 2018

FSBO Spring 2018

 

Listen to the podcast here:

 

JBRE Real Estate Show

 

JB: Good morning and welcome to Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. We are live in the studio on this Saturday morning, and we invite your participation. Give us a call. The number here in the studio is 336-553-0796, 553-0796. We say good morning to the man who has always got a plan, Mr. Jason Bramblett. Good morning to you.

Jason: Good morning, good morning. And the plan is do not get rid of that snow shovel yet.

JB: Is this not crazy? I am done. I really am. It is usually kind of cute to get that late snowstorm or weather, but okay, I am over it.

Jason: Yeah, definitely.

JB: You now the robins are sitting out there with their little suitcases and they are ready to go back.

Jason: That is exactly right.

JB: You cannot do anything about it.

Jason: You cannot, but the good thing about North Carolina is you just sit around for a couple of hours and it will melt.

JB: If you do not like the weather, just wait twenty minutes.

Jason: That is it. Just like the weather, real estate is kind of all over the place, too.

JB: Really?

Jason: Yah, but it is not cold. It is kind of hot.

JB: That is good.

Jason: It is good. It is an interesting time. We have got the pitfall of a low inventory right now. That has frustrated some of our home buyers out there we are talking with. We are going to dig into that a little bit, and maybe you are listening and think well hey, if there is no inventory, maybe I should sell my house. Maybe you should.

JB: Maybe you should.

Jason: Maybe. We are going to get into that. This question comes up with low inventory. We see these owners attempting to sell their homes these days, which we have not seen in years and years and years. We get calls and the question is should I buy directly from an owner? Is it worth it? Can I save money? What is the big, what is the good, bad, and different? Sort of break that down a little bit and talk about is it a good idea. Is it not? I am sure everybody will so interested to hear a real estate guy’s opinion of that, right?

JB: That is right.

Jason: Absolutely. But it might be different than you think. So, you will just have to stay tuned to figure that out. Digging in to that. Multiple offers and man, all that and all your HGTV non-reality beliefs being squashed and more right here, right now.

JB: I like it.

Jason: Yes, sir. So, let’s dig in, man.

JB: Alright. Well, Jason, let’s dive into this barrel of fish. So, can I save money buying directly from an owner or not?

Jason: When the market heats up, we get this every year, but this year more often than not, or more so this year. Maybe, if it is your mom. It is always a possibility. I do not know. Maybe not. I do not know. I have seen some moms and dads sell houses to kids, and I am like, wow, you guys are coming out good on this one.

JB: That is right.

Jason: I think it is like hey, we have done taken care of you for twenty years, and I am going to get a little bit back.

JB: That is right. I like it.

Jason: But there is an amazing perception of saving money by buying real estate from the owner. And it is not just real estate. It is a lot of different things and a lot of different venues or products that people have the perceived thing that they are going to save money. So, we are going to break that down. But the interesting thing in the twenty years that I have been watching this, I rarely see any savings at all. At the end of the day, I just do not see a lot of benefit either way. We are going to dig into that. As a matter of fact, I have found that most people who purchase directly from an owner actually overpaid for the house, especially if you did it moving from out of state.

JB: Really?

Jason: Yeah, it is something about that. We carry our beliefs with us based upon our circumstances that we are in, right?

JB: That is right.

Jason: So we have had folks, and this has been years going back, but our market, let’s just face it, has not been that great for a long, long time. But we have had people moving from other places where the market was really, really hot, and you would put a house on the market and it was gone in minutes. I have seen them come into this market and maybe approach a For Sale By Owner, and the For Sale By Owner is doing it because he is so far upside down he cannot afford to pay two cents to anybody to get the house sold, and he is still going to have to write a check, but then these out-of-state buyers come in and well, they just pay whatever they got to pay because their perception is everything is going up, and they do not have that knowledge. I have been seeing that over that years and it is, unfortunately, they do not realize they overpaid until they go to sell it. And of course, in the last ten years, our market was still dropping. But anyway, having done hundreds of short sales over the years, it is interesting the things that I see in common. One of them is a lot of them were approached directly from the owner. The other one is they were all thirty-year loans. I have done hundreds of these things, and in twenty years’ time, I have never seen a fifteen-year mortgage go in default for, ever, I mean, on anything. But these thirty-year loans, and most of them are FHA and VA, so a little bit of money down, and then the market shifts and then you are upside down, and then you end up having to do a short sale because you got transferred to wherever. Tennessee. But the interesting thing is when folks did a fifteen-year loan, they just did not have that issue. There is a little wisdom for you. If you would, with interest rates so low right now, and everything that we are hearing says that they are going to go up, maybe it is a good time to refinance. Not necessarily to get a better rate. How about to lower the term? That is still a good idea.

JB: Yeah.

Jason: Even if you had a thirty-year loan and three point two five, and you refinanced to a fifteen-year at four percent, you still come out ahead. Even though that rate is higher, you just reduced the amount of years tremendously. If you need some help with that math, I will be happy to walk you through that and or certainly one of our lender partners. Dave Held with Caliber will be glad to run you through that. He has been a guest here on the show often, and he can help you with that math. But it is good math because it gets you equity in your home, and then you get to stay if something goes bad. Or you get to get rid of it. Either way. Anyway, be careful if you are moving here from out-of-state, or anywhere from out-of-state and you are not dealing with someone who can guide you through the local real estate market. I am sure some of you guys are like, well duh, Jason, of course you think it is stupid to buy directly from an owner because that kind of cuts you guys out. Well, actually, I kind of look it as you can do surgery on yourself, right?

JB: Right. You know how that goes.

Jason: I do not necessarily think it is the same or advisable, right? Or you could pull your own teeth. Right. I do not recommend these things, and there are certain things I do not recommend. Working through a sales person, dealing, here is where the breakdown is, and here is where we lose focus sometimes. There is the perception that we are going to save this tremendous amount of money in this real estate commission. The problem is it is one pool of money and two people fighting for it. That usually does not work out well. Sometimes we have got to get southern with and we have just give people word pictures. If we had one biscuit, JB

JB: Okay.

Jason: Right.

JB: You are talking my language.

Jason: Exactly. If we have got one biscuit, we are going to save, somebody is going to save something, right? Well, you could split it in half. Right? But you are still getting half and half, right? Is anybody really saving though? It is a neutral. It is an even. I could chop it three quarters one way and twenty-five percent the other way, right, but then somebody is getting more and somebody is getting less.

JB: Right.

Jason: Because it is the same biscuit. It is not necessarily a win-win all the way around, and most owners have the perception that I am going to net more money because I do not have to pay a real estate agent. But then the buyer comes along and says, huh, you do not have a real estate agent, therefore, guess what? I can offer less because this person is not involved. Therefore, I want to put the money in my pocket. The problem is it is the same biscuit. It does not work, right? So, we have this perception of well, because I did not pay, I won. No. Most of the time the math still works out not so much that you did. You just discounted the house and passed that along maybe the buyer or maybe the, anyway. It is an interesting conundrum that, and again, it is just this perceived thing that some of our owners and buyers get into, but in actuality, no, it does not happen. We have talked, I have used this word picture a lot. Doing this yourself is kind of like painting your house. We have talked about painting your house. Some of you absolutely, ninety-nine percent of you should never, never, never, ever, ever, ever paint your house because there is a difference between painting and then schmearing color on a wall. Most of you got the second part down. It is the, maybe you even got the right color. It is the application part where you kind of fell off the wagon, if you will. So just as I have said before, there are certain things, you should not operate on yourself. You probably should not pull your own teeth, and most of you should not paint your home. Let’s face it. If you go to DC, the kids, what do they call them, finger paintings, yeah, they do not put those in the museum. They are cute. They look good on the refrigerator for Grandma and Grandpa, but no so much. The quality is different, right?

JB: Exactly.

Jason: And that is the thing. So, the reason that we typically see this failing it is just pool of money, and it is just too tough. You cannot have both winning with the same thing. The buyers will typically say to me or the question I get is they kind of figured this out. The sellers are a little slower, but the buyers figured this out a little quicker. They will just kind of scratch their head like well, if there is no agent involved, and I get, if I buy from the seller, am I really getting any kind of deal? Well, in theory, I guess you could say you are getting a little bit of savings perhaps. But do you know all the pitfalls to look for in looking for a house? Do you have another set of eyes? Right? And that is why it is always important I think to have a third party in there because it can keep you from overpaying. It is interesting. These are not my stats. You can pull these up from a hundred different places. You can pull them up on Zillow, Realtor dot com, the National Association of Realtors, all these different places. But these big think tank companies they have money to spend on lots of surveys and lots of different things, and one of the things that they track and they look at is how much money does somebody really save in selling their home. And actually what they found out is they do not save anything.  Traditionally, a real estate broker, whether it be commercially or residentially, will actually get someone sixteen percent more for their property than doing it for themselves. That is pretty significant.

JB: It is. You start doing the math on that, that is crazy.

Jason: Yeah, that is a little bit more than I am going to save a little bit here and there. Again, that is not my numbers. That is all these people who have got more money and more time than me to run all these surveys.

JB: That is right.

Jason: I can just do simple math and look at closing statements and go, yeah, you lost, you won, and that is it. But these bigger companies, they have got the time to spin the wheels, and that is a nationwide statistic. I am sure somebody is out there that has a great story to tell me how they just killed it and saved everything and made a whole bunch of money. There is always those, too. And good for you if you did. But for most people, it just does not work out that way. I have had people where they priced their house wrong. I remember I had a lady call me to let me know they were not going to need our services. I was like okay, I understand. What happened? She goes, well, we just sold it ourselves. It is not hard. It is not like you are a PhD, Jason, give me a break. You took a stupid test and got a license.

JB: Right.

Jason: I mean, come on, what do you pay, like fifty dollars a year to have that stupid thing? It is not rocket science to sell a house.

JB: Right.

Jason: And then three weeks later she calls me and says is there a legal way to break a contract? And I am like well, yeah, if everybody agrees to do it you can mutually get out of it. But I said what is the problem? She goes, oh, well, we sold the house and they just got their appraisal back, and it appraised for $22,000 more than the contract price. I said wow. Well, you know what the good news about that is? She is like what? I said, you did not have to pay any real estate commission. But the problem was that real estate commission was a heck of a lot lower than that twenty thousand dollars.

JB: That is right.

Jason: So sometimes you can do it yourself, but you can do it wrong. I am not saying that is the case all the time, but I have had many of those phone calls over the years. The other thing, too, is most people do not deal with face-to-face negotiations too well, and they breakdown. Hence, we have this thing called Facebook, where all these superheroes live that are saving the world, and they will just tell you how it is.

JB: Everybody is ten foot tall and bulletproof.

Jason: Exactly. But they will not do that at the job. It is amazing how powerful you can be on Facebook, right?

JB: Oh yeah.

Jason: Maybe we should have a real estate negotiation Facebook page. Maybe that is it.  Everybody can get on there and tear each other up, right? It is different when you are face-to-face and things change. Having that confrontation up from when it is your personal property makes it tough. Having that third-party negotiator in there can be hugely beneficial because well, let’s face it. We do not have the emotion in that. We are going to dig into a few more things. We are going to pay some bills. We will be back in just a minute. You are listening to Triad Real Estate 911.

JB: Stay with us. (in/out music) Welcome back. You are listening to Real Estate 911 with your host Jason Bramblett. I am JB. Jason, we are reading inventory levels are down all over the country. It appears that the Triad has also fallen into a low inventory situation. What should our listeners wanting to buy a home do right now?

Jason: It is very interesting everything I am reading. This is the new normal for like the next three years.

JB: Oh really?

Jason: And I do not see anything that is going to push that inventory up, especially here in the Triad. So nationwide, we are kind of in the same thing. So, if you are waiting for the perfect house to hit the market, man, you are not alone. Right now, we are seeing six to ten buyers for every home that is available. That is kind of crazy.

JB: Yeah, it is.

Jason: What happens when, that sounds great and that is exciting, and then there is the other side of that yeah, there is a dark side to multiple offers, and it is not everything you may think it is. So, you have to be prepared for multiple offers, and this is a learning curve for buyers and sellers because paying above list price for a house does not necessarily means it is great because it may not appraise. Right? If you are paying cash, let her rip, buddy. It makes no difference. I just have not found a lot of people that pay cash that usually go up. Something about in the perception of cash is discount. I am paying you cash, I should get a better deal, right? That is just kind of how we are ingrained as Americans.

JB: I do not know why, but it is.

Jason: It is the way it is. There are some major roadblocks that you kind of got to get through mentally, and this is where a true professional agent can actually help you get through to get a house because there is going to be some competition. You need someone to help you structure your offer so that you can win. It is an art form, and also there has to be a strategy behind that. Most people would say well, Jason, duh. You just offer the most. Are you kidding me? Yeah, well, not so much. No, I am not, and you actually could be wrong. Unless you are paying cash. If you are paying cash, then nobody really cares. Nobody is checking behind you. It is your money. Do what you want. Unfortunately, there are these things called banks. And when you go to get a loan from them, they actually do care. That is why they have appraisals. You thought the appraisal was there to protect you. Wrong. It is there to protect the bank because that is the deal. You have heard of this golden rule. Those that have the gold, rule.

JB: I like it.

Jason: So just because you are willing to pay considerably more for the house does not mean the folks over at the bank are going to sign up for the ride with you.

JB: That is right.

Jason: That is good because we do not end up with what maybe happened last time when the market decided to crash. When they decided that if you could breathe air, we would give you money. Therefore, hopefully we have learned our lesson, maybe not. We do have some protections in there. And here is the thing. I know most people would be like well, you know Jason, it is only one hundred more dollars more per month. I can afford this, so let’s just go up on the price. It is not that big of a deal. I will go out to eat one less time a month and I will have that extra hundred dollars. Well, the problem is that extra hundred dollars is about forty thousand bucks, and just because you want to pay an extra one hundred a month does not mean the bank is going to be willing to give you forty grand more than the asking price. Right?

JB: That is right.

Jason: You have to look at the risk reward. What the bank will do is they will let you pay that difference all day long. They think that is a good idea as a matter of fact.

JB: Yeah, they like that.

Jason: As long as it is your money, who cares?

JB: That is right.

Jason: The problem is most of the people buying out here right now do not have anything called money. They have got credit, they have really good credit. They have a little bit of money, but then they have this puppy called Sallie Mae kind of following them around, and Sallie, she got teeth. She is going to be with them for a while. She is a long-term pet. They have got to get that thing off their back eventually, get those student loans taken care of, and that does hinder some of your buying power for sure. That is a frustration that we see. Just because you can qualify to pay that extra one hundred dollars does not mean the bank is going to loan you above the asking price. So, you need to be prepared for them.  This is a frustration we see for buyers and sellers because money is cheap, and it is not a big deal. For a few hundred bucks, you can borrow a lot of money. It has been that way for a while. But the bank has to have those safeguards in there to make sure that they are not sticking their neck out too far, and this is where the deals start to fall apart. Owners get excited. They will jump all over, oh this is the highest offer. Let’s go with this. The problem is is it going to stick. Is it really going to go through?

JB: Right.

Jason: Or in three weeks when we get the appraisal back, are we going to be right back to the drawing board? Maybe there was another offer with different terms, different type of appraisal, different type of loan that could have netted you more money. That is where we dig in and that is where we really can show you through experience that sometimes you have just got to look at all the moving parts of the offers. That is the key thing. That is the key thing.

JB: Well, Jason, I know that you are looking to add some to your inventory of homes. Where are the buyers looking to purchase right now?

Jason: Right now, JB, we cover 37 cities and towns all across the Triad. So basically, if you hear my voice, we have got people looking to buy or sell in your marketplace. Right now, we have more people looking to buy because there are just not as many homes. So, if you pretty much hear my voice on the radio, we need to talk because we need to show them your house. Right?

JB: Right.

Jason: Especially in the four hundred thousand and up range. Right now, we have got a shortage of four hundred to a million. Man, we definitely want to talk to you because we have folks that are on our website crawling every day, looking in these price ranges and it is just kind of slim pickings. So, if you are in a six, seven, eight hundred thousand dollar house, even up to a million, over a million, meh, we get some, not so much. But in that four to eight hundred thousand range right now is hot. So, if you have a home in that price range, and you are thinking about selling it, pretty much anywhere from Bermuda Run to Mebane to Asheboro to the Virginia line, we want to talk to you. We have got hundreds and hundreds of people flooding our website saying hey where are all the houses at? We need to connect you guys. Also, personally, myself, we are adding to our inventory. So, I am looking to purchase pretty much anywhere in the Triad. So, if you have got a home that is a great house and you are just like you know what? I really just do not want to deal with this whole showing and dealing with people and strangers walking through my house and all that. Give us a call. I am in the market to purchase homes pretty much anywhere in the Triad, and I would like to take a look at yours. I do not buy homes with wheels, so if you have wheels on it, not me. But single-family house, apartments, we would love to talk to you. You can reach me at the office. It is 553-0796. If you have a home in that four hundred to eight hundred thousand dollar range, and you are considering selling it, give us a call because we do have hundreds and hundreds of people flooding our website looking for a home probably just like yours. We just need to connect you guys and get everybody moving in the right direction. So, you can reach us at the office. Again, it is 553-0796 or go to Jason Bramblett dot com. We will be back next week unless we get snowed in. Otherwise, we will be here.

JB: You said the word. Do not say that word.

 

Jason: I reprieve it. Everybody have a great weekend.

Posted in Radio Show
March 3, 2018

2018 Spring Checklist

Listen to the Podcast now:

Jason Bramblett Real Estate

 

 

JB: Good morning and welcome to Real Estate 911 with your host Jason Bramblett. For the next thirty minutes we are going to be talking all things real estate with our host Jason Bramblett, and we invite your calls, questions and comments. We are live in the studio this morning, 336-553-0796 is the number if you have a question or comment. 553-0796. And with that, we say good morning to the man who has always got a plan, Mr. Jason Bramblett. Good morning.

Jason: Good morning everybody. Everybody is good.  Everything is lovely as they say.

JB: Yeah, everything, after we tied everything down after the past couple of days with the wind. Put up all the cushions off the back porch. We are already set to go and buy some houses.

Jason: And your neighbor’s cushions, too, right?

JB: Yeah, that is right.

Jason: They came over for a visit. It was crazy windy, what was it? Yesterday?

JB: Yeah. Friday morning, early morning, we ended up with the trampoline in the pond behind the house. It happened to be ours. It is okay. It is all good.

Jason: It is a new water sport. That is it.

JB: Who would think that those trampolines could become a flying saucer?

Jason: That is right. So true. The trampoline, it happens a lot. We have seen those flying down the neighborhoods before for sure. One thing that people get really upset about with their home inspections is a lot of times they will have the deck on a house, it is supposed to be bolted, and it is bolted about every sixteen feet on center, if you will. Or sixteen inches on center. People get upset because they are just nailed to the house, and what happens is you get that wind lift and it will actually pick up a deck and relocate it if you are not careful.

JB: Absolutely.

Jason: Hence the reason for these carriage bolts that we have now on these things. Anyway, hopefully, no one had that experience Friday. But I have seen where it has just picked up a ten by ten deck and just kind of moved it over a little bit, and you would not think that could happen when it is concreted in the ground and everything. But I tell you, that wind, it can remove some things pretty quick.

JB: You do not mess with Mother Nature.

Jason: That is for sure. We have got a lot of, last week’s show, I must have stirred the pot pretty good because we got a lot of questions that came into the office via email and or calls. So we are going to knock out some of those and dig into your responses. We talked about interest rates. They have climbed up a little bit. So if you are in that home buying process, you may want to take a look at your interest rates, and sometimes, here is where frustration can happen is what you are told when you first meet with the lender and then what the rate is when you go to lock it in when you found the house, if there is a large gap in that timeframe, that interest rate could change quite a bit. Now obviously, if we went down you are not upset. But when it goes up, you get a little testy.

JB: Absolutely.

Jason: It is not the mortgage guy’s fault. It is the market. It is just the way things are. We have seen them bump basically a half percent in just a few weeks. So if you talked to your lender in the first of February, you might be surprised what you are going to get now.

JB: That is right.

Jason: So anyway, it is just the way things are going.

JB: Alright. Well, you want to start with an email?

Jason: Yeah, let’s do it.

JB: Alright. Well, let’s get it going. We have got something from Jack. Jack has emailed, and he says, Dear Mr. Bramblett, I listen to your show every Saturday morning. Thank you very much for that. And this past week you mentioned updating the kitchen. I am considering putting in granite, and I would like to know what color you suggest. Thank you, Jack.

Jason: Thank you for listening, Jack, actually. It is good that we have got two people out here now that listen to the show. But anyway. Color is unique to the style of the kitchen. What we need to do is look and see what things we need to factor in. Your kitchen cabinets, what are the design and actual colors of those things, and then also, neutral is probably going to be the best way to go. When you have a neutral color, if you will, it is just going to appeal to more of the masses. I always like to stay within that color profile that gives you the largest blanket, if you will. I would not go extreme. A lot of these granites have lots of different flecks of gold in them and different stuff like that. I would try to stay as neutral as possible. The good thing is granite prices have come way down over the years, and it has become a really affordable product for just about anybody. But I would not spend a lot of money on some of the other stuff, too, that you will try to get upsold, I guess, if you will.

JB: Right.

Jason:  The fancy corners and the fancy like a bull-nosed edge and all. Just square edge is good. So you can pay a lot of extra money for these other things that are not really necessary, in my opinion, anyway. I do not see it really affecting the sale of a home either way. Stay within that neutral color palette. And you can ask the guys that are selling it. What is popular? And take a look at it. It has changed. It used to be that Black Uba Tuba was the only kind of granite you could find in a house. Now, it has changed and there are lots of different looks. The other thing too I would not do, which this fad I am seeing go away. Do not get the granite backsplash.

JB: Right.

Jason: Because that, it will free you up to do things with tile and other stuff down the road. I am seeing that kind of phase out and go away. We have got a caller, JB?

JB: Yeah, I think we have a caller. Let’s go to Toni is on the line. Toni? Are you there?

Toni: Yes, good morning, Jason. My name is Toni, and you in part, have already addressed this question. My husband and I are getting ready to place our house on the market in the fall, and I have been, I have known for a quite a while, but obviously what goes up is going to come down and vice versa in our market. And you have addressed this in part. But I am concerned, maybe not concerned, but I am noticing that the rates are going up, and for us as sellers, that obviously is a direct impact into or a correlation to if the rates go up, a lot of people are going to wait until they go down again. Have you seen, my question is, have you seen since well, January, I think they went up in January, correct me if I am wrong, have you seen already an impact of people not purchasing houses because the interest rates have gone up?

Jason: Yeah, but maybe quite not yet. Not a total stop in purchasing. But here is what will happen. As the rates go up, people’s buying power is diminished. If they were looking in the $250,000 range and interest rates go up, let’s just say they go up one percent. That is going to drop their buying power down closer to $200,000 if they want to stay within the same payment range. So that is where we will see some pushback, Toni, in that way. It would be a frustration in that people went out and they looked at these homes. Let’s say they did a little looking in the fall when interest rates were four percent, and now they are getting closer to five, and what they had their heart set on is a $250,000 house, but now their budget does not line up with that emotion, and so that becomes a frustration. So those are the people that may park and sit on the sidelines for a while. But it typically has to be a good one percent change in the market before we really see people pull back and stop. Now the other thing I will tell you, Toni, is what we do see with rates changing either up or down, it does get people moving.

JB: It gets people’s attention.

Jason: Absolutely. Well, it becomes a sense of urgency to do something.

JB: Sure. Right.

Jason: Whether they go up really quick, people move, and they are like oh, I better do something before they really go up.

JB: Right.

Jason: Or if they went up maybe like they have and they start to come down, it will push people to take action because they are like oh, it is going down. We had better jump while we can.

JB: Right.

Jason: It is when they do not do anything that stagnates the market. So up or down, actually can be good. Now if it is really way up, one to two percent, that can kind of stifle things, if you will. But the good thing, Toni, I will say is inventory is low, so that will also help bridge us through the interest rate change with the inventory being down as a much as it is. I think in the fall, you are probably going to be looking at, I think it is going to be a good year all year long. I think we are going to stay steady. The rate will go up, but I think that it will push some people out into the market that are not out there. I hope that answers your question.

Toni: Okay. Yes, you did. Thank you and I love your show.

Jason; Well, thank you so much, and have a great rest of your weekend.

Toni: Thank you.

Jason: Alrighty.

JB: Thank you, Toni. Bye-bye. Alright, thanks for Toni for calling into the show. And of course, if you have question or comment, 882-7874.

Jason: Let me just touch on this, JB. Because I hope I did answer her question, and there is that fear that some owners have. I guess it does, a lot of it, remember is supply and demand, so it does come back to inventory.

JB: Sure.

Jason: Right now, we are in this unusual place that we have not been in a long time in the Triad, which is low inventory. It is really kind of a nationwide epidemic everywhere I am looking is inventory is low nationwide. It can offset a rising interest rate.

JB: Right.

Jason: Just because of that lack of inventory out there. Now, you do not want it to get so low to where there is just, that it just frustrates people as well, and they do not want to do anything just because they are like I am not moving because there is nothing to buy.

JB: Right.

Jason: We are seeing that in some price ranges, especially folks that are wanting to downsize. What they are wanting to downsize to is just not available. So we will just wait, or you will have to make the decision well, I cannot find what I want, so I am just going to build. And that is not a bad option either. At least with building, you can get it just the way you want it.

JB: Right.

Jason; For the most part anyway.

JB: Alright.

Jason: So always options out there.

JB: Always. Well, we have got another question in. Do you want to go there?

Jason: Let’s do it.

JB: Betty is writing in. It says, Jason, we are considering having our cabinets painted instead of replaced. Have you seen this doe, and how do buyers react to painted cabinets? That is a good question.

Jason: It is a good question. Thank you, Betty. The key with this particular job is the prep work.

JB: Right.

Jason: So what I have found is this a specialized, in my opinion, and I could be wrong. I will just tell you what I have seen. I have seen the folks that have hired a professional that specializes in painting cabinets, and I have seen folks that have hired painters.

JB: Called their friend Bob.

Jason: Yeah, maybe so.

JB: Nothing against you, Bob.

Jason: Sorry, Bob. It is a big difference. It is a big, big difference. It is kind of like the same thing that I have been saying for years. Applying paint to a wall does not make you a painter. Right? Because a lot of you do a good job at schmearing stuff around, especially get it on the ceiling. No, but it is amazing. It does not even matter the price point. I have walked into $500,000 houses and I am like holy smokes. What happened here? It is just, I get it. Some guy is like I can do this. I watched it on

JB: I saw it on TV. Right?

Jason: That is right. But the cabinets, I have seen some absolutely fantastic painted cabinets that look like seriously they were done in a factory. Just absolutely amazing. I think the key is you have got to have the right wood. Okay. One that they actually are wood. That is helpful that they actually have to be a wood product. So you can get it, there are so many different types of cabinets quality-wise. So I think you have to have a good quality. More than likely, Betty has a higher-end home, or an older house. Here is something else that we see is you want to make sure they did not come out of the DIY garage, right?

JB: Right.

Jason: That is the really, at the end of the day, what is that finished product. And this is somebody that you want to get probably some testimonials from. Maybe talk to a past client. Maybe if they really have a good relationship is maybe you can actually go to a house and see what the finished product looks like.

JB: Right. Right.

Jason: The cool thing about painting a cabinet is there are absolutely no limitations to what you can do. You can make them anything. I have seen some really good stuff. If you are talking, if you have got a kitchen that has got fifty, sixty thousand dollars’ worth of cabinets in it and you want to change the look maybe to get more up to date or in style, you can get them painted. It is going to cost you several thousands of dollars, but it is lot cheaper than sixty thousand dollars’ worth of cabinets, too. It makes a big difference. You can really change the look on a pretty good budget. The key is going to be getting the right person. That is going to be key. We have got some folks that we can recommend if you want to have somebody come out and take a look at that. We have some folks that we have seen some really good product come out. And I have seen some that are just woo, buddy. The guy that is painting the outside of your house may not be the guy who does the cabinets on the inside. Right?

JB: Right.

Jason: So just think about that. Let’s do this, JB. Let’s take a quick time out. Go pay some bills. We are going to come back with more of your calls, your questions, right here on Triad Real Estate 911. It is 882-7874.

JB: Alright. We will be right back. Stay with us everybody. (in/out music) And welcome back. You are listening to Real Estate 911 with your host Jason Bramblett. I am JB and let’s jump right back into it. Jason, if you look outside, you can tell the flowers and the trees are already popping up. We are getting close to springtime.

Jason: Absolutely.

JB: So let’s talk about some good tips to have the yard looking right for this spring selling season.

Jason: Absolutely. It is important because it is that curb appeal, right?

JB: Yeah.

Jason: Remember folks. Curb appeal is not necessarily what it used to be back when I started in real estate. You used to have to leave your house and drive and look at stuff. Now, you do not.

JB: Now you can just look. Go on this little magic box.

Jason: Exactly. This magic box that will drop you right in somebody’s

JB: Or a magic phone.

Jason: Right in somebody’s front yard, right. And you can almost see how crazy the neighbors are without ever having to leave your house, right?

JB: You can even look inside their bathroom, and it is amazing.

Jason: It is amazing. It is amazing. So there are lots of little, I guess what is the right word? Little nuances that you have to pay attention to because when you are driving by a house, you see it, you are not typically going to stop and stalk, right? You drive slow, but you are still moving. The internet just is there. So people will kind of hone in on things that do not look right. When you are looking at the front yard, you need to think about a still picture and curb appeal and you want it in which it is going to capture people’s attention.

JB: Right.

Jason: Not their imagination. We want to get their attention. You want to make sure you have a very well-manicured lawn. We recommend, before we send our photographer out, that you have the grass is trimmed and all the dead branches are picked up. Thinning out is typically what we do more than anything else. Getting rid of stuff. We tend to overdo our yards sometimes. The other thing too, I have had some amazing gardeners and some of the backyards that I have seen are just, it is just like going to a park almost.

JB: Right. It is incredible.

Jason: But that can be intimidating for someone that does not have a green thumb. I remember many years ago I sold a home in High Point, and the backyard was just absolutely amazing to look at. No one would buy the house because they were like I do not want to deal with that. It looked like a full-time job.

JB: Exactly.

Jason: When you got to looking at it, it did look like a full-time job. So we actually worked out a deal where it was actually wonderful for everybody. The people that were moving from High Point were moving to South Carolina, and they were able to take like seventy percent of their backyard with them because the people that were buying the house did not want any of it.

JB: Wow.

Jason: So all that money that, thousands and thousands of dollars that she had invested in different types of plants and all these things this particular homebuyer just wanted grass. He did not want the islands and all these other things. They came and uprooted everything and took it with them. We planted some grass seed, and everybody was happy. You never know. If you have a lush, lush landscaped yard that may be a sales tip there for you that perhaps if you want to take some of that with you. Not everything, but some folks are just turned off by that. Or they just look at it and say I am just going to kill it anyway, so you might as well take it with you.

JB: That is right. There you go.

Jason: Think about that. Get to the curb. Take a step back and not only just the lawn but take a look at the house. We have talked about the shutters. Making sure the shutters are the same color is key because sometimes they fade out a little bit. So you want to make sure you have that nice, crisp look. I do not know what is up with some of the houses I have seen lately, but you might want to just have shutters.

JB: Yeah.

Jason: I saw a few that are online the other day and they did not have any. It was like why does this house look so weird? It did not have any shutters, and it looked

JB: Kind of strange.

Jason: Yeah, it looked out of place. I do not know if they were replacing them and the photo got taken in the in-between time but think about those things. Again, you want to appeal to as many people as possible because that is what is going to give you the greatest results to get as many offers as possible on your house. So the more unique you make it, you just continue to isolate yourself and shrink your buyer pool.

JB: Right.

Jason: So as much as you can, if you decided to paint your cabinets, paisley pink is not going to appeal to the masses, right?

JB: Right.

Jason: It may look really cool and you may love it, but you might be the only one.

JB: And that is the whole crux of it sometimes, I believe, and we have talked about this Jason. People, especially when you are selling, people become emotionally attached to their cabinets or their flowers or anything. It is hard to think outside the box sometimes that maybe the people buying your home do not want that, but you have put so much time and effort into it. So you have kind of have to, it is hard sometimes to take the emotion out of it.

Jason: Oh, it is. Absolutely. Especially if a family member is the one that has done the work or built the bookcase or whatever.

JB: A lot of sweat equity went into that. It is hard to let that go and you cannot fathom that somebody would not want that there for whatever reason.

Jason: Right. Exactly. I had some older clients, sweet as pie, and she just, oh man, this house was so dated. It had shag carpet that you needed a rake for. It was like three inches thick, but they had a, I had never seen this before, this was going back to the seventies I guess, but in the countertop, they had a base for a blender in the countertop. You put your Kitchenaid, they must have blended a lot of stuff.

JB: I guess so.

Jason: It just is not something you normally see.

JB: A blending bunch of fools over there.

Jason: Exactly, even before it became popular with the Ninja blender or whatever is out there. Right? But they had this thing that was mounted in the countertop. It was just unusual. Shag carpet and floral, this floral thing painted on the wood floors in the kitchen. I was just like holy smokes, and it was just really dated. I told, Martha was her name, I said Martha, this is not going to appeal to very many people. We need to make it, she just did not understand. She was like all my friends love it. But none of your friends are buying your house.

JB: Right. Right.

Jason: And her friends were of her same demographic. It did appeal, but we were looking for the highest possible price we could get, and that was not going to appeal to the young folks that wanted to be in his neighborhood.

JB: Exactly.

Jason: So we had to make some changes and it took some time. And we did get the house sold.

JB: Good.

Jason: But it did take some time to get there. And you are right. That is where a good, professional real estate agent can help you bust through that emotional tie, and sometimes yeah, you can take it with you. We have worked that out, too. So if you love it, hey, it will look great in the new house.

JB: There you go.

Jason: You can take that bookcase right on there with you. But that is what we are here to help to get you through those emotional steps. Because it is definitely an emotional move when you are talking about your personal home. So tune in next week. We will be right here right back. Jason Bramblett dot com for questions. Shoot them over. We will put them on air, and everybody have an awesome weekend. It is going to be fantastic. Spring is right around the corner.

JB: There you go. Great show. We will talk to you next week. Thanks for listening everyone.

 

 

Posted in Radio Show
Feb. 24, 2018

Multiple Offers

Listen to the Podcast Now

Jason Bramblett Real Estate Show

 

JB: Good morning and welcome to Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. We are live in the studio, so we welcome your calls. If you have any questions or comments, give us a call at 336-553-0796, 553-0796. With that, we say good morning to Mr. Jason Bramblett. Good morning to you.

Jason: Good day. Good day. Everything is well?

JB: Everything is very well.

Jason: Everything is lovely as they say.

JB: It is lovely, man. The trees are blooming or starting to sprout out there. The flowers are popping out. I am like what is going on? The robins are out. It is almost spring.

Jason: It is almost.

JB: Not quite.

Jason: That is right. No, it could always sneak back in the back door here.

JB: Do not be fooled. Mother Nature is messing with us, folks. We have still got some wintertime so hang on.

Jason: That is true. We do. But we will take the heat while we can.

JB: We will take it while we can get it.

Jason: Absolutely. So, we have got a lot of stuff happening in the Triad. We have got to let you know about some things today. It is unbelievable, a different real estate market than it was last year. There are just a lot of things happening. A lot of misconceptions. We have got the top three we are going to go through today about the market, and just in general in the Triad. Inventory has dropped, and maybe you are feeling like everything is just awesome because the real estate market is back, and it is just lovely.

JB: Right.

Jason: Maybe not. And we are going to talk a little bit about that. We are going to walk you through that, I am going to give you, this week I am going to give you the thirty-thousand-foot view, and then we will get all your phone calls and emails this week at the office, and then we will come back next week and answer some of your questions. So, we are just kind of broad brush paint today if you will, to give the overall thing. So, you do not want to miss that. Maybe take some notes. Write your questions down and go back get them to us. It is Jason Bramblett dot com. You can shoot me an email over there. Multiple offers, it is just like Jason, help, help, help. It is crazy out there. What is going on? Lots of things happening in the real estate world. But if you have got a question, we are here today. It is 882-7874 or go to Jason Bramblett dot com. You can shoot us a message there as well.

JB: Well alright. Jason, I have heard a lot about multiple offers from our listeners in the last couple of weeks. Why don’t you walk us through the good and the bad of the multiple offer situations?

Jason: There is the pro/con for sure. Let me start with owners first. The buyer’s side is a whole minutia of different things that can be happening. Owners receiving multiple offers, it sounds very exciting. I have got more than one person excited about my house and we are getting lots of calls into the office and lots of people reaching out to me through social media and different things. They are just like, hey I am going to go at it on my own or I did go at it on my own and I had all these people interested in my house. It was not what I thought it was going to be. What should I do? Or here is what I did. That is the one that gets you right there. Here is what happened. Oh buddy, we will see if we can get you through this whole barrel of fish that is called multiple offers which is what it can be. It is unreal. I know some of you guys out there are like I know, Jason. Whatever. Blah, blah, blah. We have got multiple offers. It is easy. We take the highest one and roll with it.

JB: Right.

Jason: That is it. Not so much. That sounds great, but all I can say is not so fast Mr. Weekend Warrior Real Estate Agent out there that has sold all of three homes in your life and one of them was to your mama. You might need to slow down a just a little bit because guess what? That was my spin on that, remember that Bud Light commercial?

JB: Yeah, yeah.

Jason: That was it.

JB: I like it.

Jason: Mr. Whatever It Was.

JB: Mr. Weekend Warrior.

Jason: Weekend Warrior, that was it. Anyway, the highest price, it sounds exciting, but guys, there are lots of moving parts out there that you have to be careful and watch over. And you have to get everything and put it in a format in which you can present equally each one and look at the strengths of what most owners do. They migrate right to the top of the price. This is it. This is the highest one, so it just makes total sense that we will get the most money, and everything is lovely. And everything is great. And you did not scrutinize some of the very important details that you need to take into consideration. You might find that the second highest conventional financing offer might have been the better one to go with, right?

JB: Right.

Jason: Perhaps. Other than some of the other types of financing there are where people are putting less money down, we do find that they did not scrutinize the different way from the bank. So, this is what does not make any sense sometimes. It is like, Jason, highest is highest and best is best. My house is worth it. Maybe. And the reason why I say maybe is because sometimes highest does not equal closed and best does not equal you are moving. It just does not work that way sometimes. The number one mistake that we see owners attempting in attempting to sell their home or just inexperienced agents to be honest with you is making this mistake of not having the experience just to see around the corner to what is coming at you and what pitfalls are out there. And there are lots. So as an owner, if you just, well frankly, have not sold enough homes typically. And I know somebody will call and say well, I have sold twelve. That is still not enough. You have sold twelve over twenty years. Things are different than they used to be, right? You have to be able to see around those corners to know in today’s world, in today’s finance world, in today’s mortgage world, what is going to stick and what is not going to stick out there. Right? So, most agents right now do not have much experience in that either because they have never lived in this type of market before. They have never been here, and so you have got to look to make sure that either they are getting the proper training, or they are working with someone that has been through that experience to help you and guide you to get you where you want to be. I can assure you we do that with our team every single week. We go over every single one of these things to ensure that when we get a deal together it stays together. And that is a key important thing. Not just take the highest price and let her rip because it does not work that way. Not always anyway, and we will run through that and we will give more detail on that. I spoke with an owner that sold several of his houses and over, and that is great, and there are certain times when that makes sense to do it, but here is the issue that we find. He had had this house on the market for a while. He ended up with three offers on the house, and he went with the highest offer. What happened is the bank came back and said maybe not so much on the price and it did not appraise. That is a frustrating thing. So, his position to me is these banks are ridiculous and the buyers do not even have enough money to pay the difference, and it was several thousands of dollars. And there are some folks that do not, because we are doing more one hundred percent loans, some leaking out there, guys. Or three and a half percent down if you will. So, the house did not appraise for the highest offer that he accepted, so here is the issue. They put a contingent offer on their house selling on their dream house. They got really excited about it. Packed up half the house and then boom, everything falls apart, right, because now their house did not appraise. The buyer does not have the money to pay the difference, and the deal is dead. The wife is all out there crying, and it is just not fun. This is not the phone call you want to get, and it is not the situation, especially when you have packed up half the house, you had the house looking great, showing great. You thought everything was a go. You packed it half up. Now it just looks like a mess. So, what do you do? Unpack and start over. Do you just commit? Those are things we have got walk you through. Now they go from three offers to nothing. Here is what we, what typically they do, and this is what happened. They called offer number two and said hey, are you still interested in the house? Because we had a little situation. Yeah, absolutely. But what happened? The first offer, they had some loan problems. Right? You do not want to tell them the house did not appraise. They just had some loan problems. The loan problem was it did not appraise, but they did not have enough money to pay the difference. So that became a loan problem. So, number two is like okay, we are off to the races. We love the house, put in the offer, make it happen. Send out their loan package, and then the phone rings. It is the second buyer. He is like hey Joe, by the way, Joe is the seller.

JB: Right.

Jason: I did not tell you all that up front. My bad.

JB: That’s okay. Joe the seller.

Jason: Joe the seller. We have got a problem. Joe is like well, what in the world could that be? The house did not appraise. Joe is like again? And of course, the second buyer is like what do you mean again? Because I thought they had loan problems. So, you see as you get down in this pitfall and what happens is in this type of situation, the first buyer was getting an FHA loan. So was the second byer. The interesting thing about FHA is once you get the appraisal, it sticks regardless. And so, it stays with the house even though it is a different buyer, and it somewhere between four to six months that FHA loan and VA loan is going to stay tagged to your house. So even though you have a different buyer, at a different price, that when they go to put that appraisal order in, it is going to come up, bam, there is already one on the house. And you are right back where you started. So at the end of the day after assessing all of this, this mess that has now become, put them in a situation where I am going to lose my dream house, so typically what they end up doing is probably lowering the price to some ridiculous amount and then the seller thought they were going to save money or make more money doing it themselves ends up either worse or potentially in the same position they would have been in from day one, with a whole bunch of frustration in between. Right?

JB:  Right.

Jason: The real thing, the real answer here would have been actually offer number three was the better off. Offer number three was four thousand dollars less. However, it was the right price because it was the price the home appraised for, and it was conventional financing, and with conventional financing, had it not appraised, that appraisal does not stick with the house like an FHA or VA does. You can have a hundred conventional appraisals on a home and they do not really affect the value. Assuming that the same person did not do them, right? Obviously, they would have figured that out. But yes, was it less money? Only on paper because guess what? The house never sold with option one and two even though the price was higher. It is kind of like when we have sellers come in and they will want to negotiate on what we charge for our commission.  They will say well, the last agent that I used did not charge me that. I was like well, the agent you used did not charge anything because you would not be in my office if they actually charged you something because that would have meant your home sold. Right?

JB: Right.

Jason: So sometimes the reason that these discounted brokerage services do not work is because they do not do any advertising and when you do not get the word out and expose your home, then you are just hoping on people that are driving by or whatever the case may be or maybe some little poor old websites or that type of matter. But in order to leverage your home to get you the highest price in the shortest amount of time, it takes capital, it takes money, and you have got to push it out quickly to as many places as possible. Just as if the seller that comes in and thinks hey, you should do it for XYZ. We do not. Same situation here. The right answer, even though it was less money on paper, and psychologically, I know that is hard to wrap your head around because everybody wants to get the most money for their house, it was a pipe dream. It was never going to happen. That is where having someone that is experienced that can look around the corner, if you will. They can pull those comparables to show you that yes, this is higher, but they are financing so much money that the bank is going to be scrutinizing and involved in this that actually option three, even though it is less, is actually the option that will work. In this situation with Joe, it would have bene the smart move because he could have, well, he could have already been in the new dream house without all the frustration in between. Most of the time what I find for all the aggravation and the frustration and the packing and the unpacking and moving and all that, for a few thousand dollars, in this case four thousand, most people would have paid double just to not go through the misery.

JB: That is right.

Jason: Just to be done with it. If it is eighty thousand dollars, okay, that is a different story. But a few thousand dollars in the scheme of things when you are moving, and you are looking at really long, long term money, fifteen-year, twenty-year processes, if you are going to live in the home for fifteen years, and it is the home you want, a few thousand dollars, it is not worth messing with. Just make Mama happy and get moved. You know what I mean? That is the key thing. Because when you go to put the house back on the market, she is going to be like, no don’t you do XYZ this time. Right? Those things can linger around a while. Same with, it works both ways. Do not worry. I am picking on Mama. But it actually does work both ways. Them I Told You So’s, they feel kind of good, don’t they? Alright, JB. Let’s do this. Let’s take a quick time out. We are going to come back, and we are going to look at it from the buyer’s perspective. Okay? So, this was kind of the seller’s perspective. Looking at it from the buyer’s perspective. We are going to dig into some more stuff here.

JB: Okay. Sounds good. Stay with us. You are listening to Real Estate 911 with your host Jason Bramblett. We will be right back after this short time out. (in/out music) Welcome back. You are listening to Real Estate 911 with your host Jason Bramblett, and I am JB. Let’s jump back in to the conversation. Jason, there are lots of moving parts with these multiple offers, so let’s help our listeners that are thinking about buying a home to be prepared. We want to flip the coin there from where we were talking in our last conversation, too.

Jason: Absolutely, and it is different. For a lot of folks, they have never even bought a home, and they are jumping right into this whole multiple offer thing and depending on what rerun of HGTV you are watching, you may not have seen that episode before. You are like no, the price is supposed to be going down. I saw on TV when it is two hundred thousand you offer one fifty, and then you get it, right? Not so much in this market right now.

JB: Folks, it does not all just take place in twenty-three minutes time.

Jason: It does not.

JB: There are lots of moving parts to this. It is not something scary. It is just the real world.

Jason: It is.

JB: It is not something you see on TV.

Jason: That is right. That is right. There is cause and effect to each side of the transaction, right? When something gets pushed on one side, it affects it on the other side. As you can probably hear from our little seller side story there we were talking about it with the multiple offer situations, there are some real sitatuions on the buyer’s side as well. The biggest issue is the appraisal of the house and the type of loan the buyer is getting, it makes a difference. If you are paying cash, who cares? There is just whatever everybody agrees to and it is done. But when you have banks involved and there is financing and there are people who are taking risks, like the people who are loaning you the money, they are not just doing that out of the kindness of their heart. They actually do want to know that they are going to get it back.

JB: That is right.

Jason: And then if something really, really bad happens, they would also like to know that their asset is securing the debt in which they are giving you. There was a time when they did not care about that. It was in 2005 and 2006, and it has changed since then. Here is the thing. Just because you are willing to pay fifteen thousand dollars above the asking the price for the house does not mean the bank is going to sign up for the ride along with you. Right?

JB: That is right.

Jason: Of course, yeah, I know you qualify for the difference? Right? Okay, you are a smart shopper. You shopped below your price difference and you qualify for fifteen thousand dollars more, and you can afford it. Interest rates are four percent, and money is cheap, and Jason, it is only seventy-two dollars more per month, and come on, it is not a big deal. It is not a problem. I mean, it is seventy-two dollars, Jason. Give me a break. But here is the thing. The bank loans on the purchase price or the appraised value, whichever is less. Okay? Just because you can come up with the seventy-two dollars a month, the bank says I want fifteen thousand dollars. I want the difference because the house did not appraise for what you offered. It appraised for fifteen thousand less, and for us to feel good about moving forward and making sure that we have enough equity and you have enough skin in the game, and we have enough capital, basically the investment, to feel good about loaning you that much money, we need more money down. Right? It is just the way it is. If the house had appraised for more, you would not have that issue and no big deal. We are seeing where it is getting pushed up and it is getting pushed up mainly because money is cheap, and you can borrow fifteen grand for seventy-two bucks a month, and people are like hey, this is awesome. I can afford that. We will not go out to dinner one night a month or whatever. So, they can adjust the budget pretty quick for that. But the bank does not necessarily agree. It is one of those things also where it is kind of the auction mentality where when there are multiple offers you get excited. Right? And then we have this thing, and all of us almost, I think are like we are going to win. I am going to win. I am going to show them. I am going to get that house. You get excited and sometimes you can go high, and even though money is cheap, you go high, the bank is like well, we are not going high with you.

JB: Right.

Jason: You can go high on your own, but we are not going to ride that train along with you unless you want to bring cash for the difference. It is pretty easy that you can overpay pretty much all day long for anything. But there is that reserve in that the bank is going to hold you back. Now, if you are a cash buyer, then none of that matters.

JB: Right.

Jason: Right. It is just the terms. But when you are financing, ultimately the bank has the final say. It is the golden rule. Those that have the gold, rule.

JB: That is right.

Jason: It is the way that it happens, folks. It stinks. I am not going to say it is fair. It is life.

JB: That is it.

Jason: When you are loaning money to people, then you have the right to make sure that your investment is protected. Period. And hopefully, they will do that and not loosen up and do dumb stuff like we did in 2006 and 2005 and all that.

JB: Right.

Jason: There is misnomer out there. I get this a lot. Jason, the house did not appraise, so we heard that the seller is just going to have to lower the price. That is it. The house is not worth it, and that is the bottom line. No, not actually. He does not have to do that at all because you could come up with the money out of pocket. And he also has the right to sell it to somebody else. But in our standard North Carolina paperwork, our contract, there is nothing in there that says the seller is obligated to lower the price if it does not appraise. You as a buyer, you may not be able to buy it, and you may choose not to buy it. There are two ways that could go. There are people that could actually write the check for the fifteen-thousand-dollar difference, and you just chose not to, and you want to walk away from the deal. Of course, if somebody is borrowing one hundred percent and they do not have that money, then well, that is just dead in its tracks, right?

JB: Right.

Jason: Just like what happened with Joe. So, you are done, and you have to start over. But there are things that can happen. You can have a meeting of the minds. The seller could lower the price a little bit. The buyer maybe does not have all the money. They could come up a little bit. That is an option. Or the deal just blows up. That could happen too. Unfortunately, normally that is the case that we find is that the buyer’s expectation is the seller lowers the price and the seller’s expectation is my house is worth a whole bunch of money because I had five, six, seven offers, but they are not factoring in that people are thinking that money is so cheap, and they can just borrow all they want. Sometimes you end up right back where Joe was and he’s like do not care. This is the type of financing you are stuck with this appraisal. So anyway, it is a lot to work though when you see people getting seven to ten offers on their house and imagine how much fun that is working through all that. I just gave you three. Imagine with seven, eight, nine, ten. So, alright folks, next week we will dig into your questions. Get to us. Jason Bramblett dot com. Shoot me an email. Let’s talk about it. We will be back here next week.

 

JB: Alright. Have a great weekend everyone.

Posted in Radio Show
Feb. 17, 2018

New Loans for 2018

 

Link to podcast here:

 

JB: Good morning and welcome to Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. We remind you that we are live in the studio, so you can give us a call at 336-553-0796 if you have comments or questions for Jason. That is 553-0796. And we say good morning to the man who has always got a plan. His name is on the radio show, so we hello to Mr. Jason Bramblett. Good morning.

Jason: Good morning, sir. Hope everything is good.

JB: Everything is good. A little rocky start there, but we got it.

Jason: Well, hey, a button here. A microphone there. It is all good.

JB: You have got to love live radio.

Jason: Yes.

JB: It’s wonderful.

Jason: It is what keeps people listening all these years. They are like what are they going to blow up now? Right.

JB: It is all good though. It is all good.

Jason: That is it. We have actually got lots of things happening in the real estate world. It has been a moving month, a week of changes, so we have got lots of things we are going to get here in front of you, but some of them could save you a couple thousand dollars, right?

JB: Right.

Jason: Some can save you tens of thousands of dollars over the course of the ownership of your house. So, if you do not have anything to do in the next thirty minutes, you want to save a couple thousand bucks, I guess the better question is, is there anything you could be doing other than listening to us in the next thirty minutes so it could save you a couple thousand dollars.

JB: I cannot think of anything else I would rather be doing.

Jason: There you go.

JB: I am biased but come on.

Jason:  You are kind of like here, so right?

JB: Well, I enjoy it. It is great, man.

Jason: We actually have at least eight people that listen every week.

JB: At least?

Jason: At least eight because they text me all the time and say, man, that was funny, or are you sure that is right?

JB: By the way mom, thanks, we appreciate you. I will be home soon.

Jason: That is right. Get the chicken ready, please. We have got some good stuff coming your way. We do want to save you some money because there are some things that are changing that could cost you definitely thousands and thousands of dollars. Get a pen, get a piece of paper, make some notes, and of course, we will archive this on our website, Jason Bramblett dot com, later. You can check it out right there. We have even done the service of transcribing it for you, so you can listen and read.

JB: Wow. That is high tech stuff.

Jason: I am telling you, right. What do they say? If you get it coming from a couple of different ways, you might remember it better?

JB: Right.

Jason: We are educating everybody. So, you can listen and read it at the same time.

JB: Good deal.

Jason: Which is good. Yes, so anyway, then you do not want to go anywhere because I have got the Money Man is in the house today with me. Mr. Dave Held with Caliber Loans. He is going to be joining us, and he has got some pretty major things that are going to save you some big bucks. Why don’t we do this? We will just say hello to him now. Mr. Dave is here. He is, I actually read your card for the first time and I said, oh wow, you are the sales manager? Awesome, I did not know that. I have just known him as Dave the awesome mortgage guy that just does a great job for us. In the legal terms, he is also known as his MLS number 88989.

Dave: That is right.

Jason: That is like double o-seven in case you did not know that.

JB: He kind of looks like he could be a secret agent.

Jason: He does, right?

JB: He has got that look.

Jason: Even a black coat I like it. Tell us about the market because it has kind of been like all over the place.

Dave: Wow.

Jason: It is just an up down sideways market right now.

Dave: We have seen amazing volatility, and it is, a long story short, it has resulted in higher interest rates. We, it has been going on for many weeks now, and anybody that watches the news is seeing these big spikes in the stock market. Mortgage rates are not, they trend somewhat in tuned with the stock market, but they are very different. Lately, what we have seen is resistance to follow the stock market. So, historically when the stock market drops, mortgage interest rates will tend to get a little bit better. This is very generic terms, but that is typically what happens, and when the stock market is going up, our rates will start to climb a little. Well, lately we have seen these huge drops in the stock market, yet every day when I look at my rates, prices are eroding. Just a little bit every day. There has been a day or two of pull back in the last few weeks, but minor. We continue to climb and go and go. It is inflation. That is how it shows its face.

Jason: Absolutely. I was looking at some of the numbers just from three weeks ago. Half a point pretty easily. Or a half of a percentage rate. I should use the non-realtor terms, right? So that way we could get the right things there. Hey Casey, what are you doing? He does not know that we are on the line right now?

JB: He wanted to say hello. Sorry about that. Casey says hello.

Jason: He did. That is okay. The interesting thing is how quickly that has changed. Think about it, almost for a decade, our rates just maybe bounced a quarter to a half percent. We got so immune to no change, and it has been rapid fire here in the last month pretty much. It is something to keep an eye on because it does affect something kind of big, like your payment.

Dave: Your buying power.

Jason: Absolutely, so there is a ratio that you can look at for every point that the interest rates go up or every percentage it goes up, it is going to potentially lower the price range of the home that you are going to be able to purchase. If you are going to stay within your budget. Key word there is budget. Hopefully, you have one, and you are not just throwing darts out there. But we have that from time to time. Another thing that is going on that is kind of unusual for our market, we have not seen this, I was actually looking back. I think it was like sixteen years, the lack of inventory as low as it is right now. It is unbelievable how it has shifted and changed, and I was looking back at some of the archives, and it is going back fifteen and sixteen years to where we had an inventory this low. Kind of like right before that little thing happened in the market where it went boom, so kind of like that, it is just kind of weird. But at that time, we did not have interest rates as low as they are. I do not know. We will see where this little trifecta is going. But now, more than ever, you really have to have your ducks in a row and be prepared because you do not have fifteen options of houses anymore. I can remember we would have somebody just on the website looking for a $150,000, $160,000 house, you do a search and there would be like ninety-two that would match their criteria. And now you are lucky if you can find one.  It is a different ball game. So, let’s just talk a minute. What does somebody need to do? What do they need to bring to you so that they are prepared? It is getting down to, I will give you an example this week, Dave. We had a house hit the market at like 8pm. We had agents making appointments the next morning at nine. It was already under contract, and all the appointments, at 8pm. So, people were going there at eight, nine, ten o’clock at night just to get in the door. So, if you are just showing up and thinking oh, I am going to go look at some houses and then I will go talk to the bank, hmmm, you are going to miss out on a lot. So, let’s run through with what are the criteria? What do they need to bring to you? What do they need to talk to you about to be ready to go?

Dave: They may not even need to bring anything to me. It depends on the complexity of their income and their background. But initially, we would start with a conversation. I will take down a lot of personal information about where you have lived for the last couple of years. Who do you work for? How much do you earn? What do you have in the bank? Really, we are always looking back two years. That is what mortgage lending is all about. Those are the things that are most important to us. Then generally speaking, I will pull a credit report, review it closely, compare their income and their debts, input some numbers regarding what is it they are interested in a property, kind of see where they stand, make sure they have the assets to make this all happen. We have another conversation where we dig in and I give them some more direction. Now, if they are self-employed or the bulk of their income comes from commission, we should be reviewing some income tax returns to make sure we are properly calculating income, and nobody is going to be surprised.

Jason: Right. Right. And when you said so again, I used the words points earlier. Not a lot of people understand points and percentage, so you said assets, and not everybody understands what an asset is either. So, excuse me, just because you have a car in your driveway does not mean it is an asset. Right, Dave?

Dave: That is right. From a mortgage standpoint, what we are interested in is your liquid assets, those things that are in checking, savings, money market. Also, what do you have in retirement vehicles as far as 401K, IRA, things like that. Non-liquid but still assets that you could put your hands on if you had to.

Jason: Right, and so they are wanting to make sure that there is some reserve. There is some water in the dam, behind the dam that if something went wrong, you could make the payments if need be. So those are the assets and the things that the bank is going to look at, and it is good business just to have that. I am a big advocate of Dave Ramsey. He calls it an emergency fund, right? You need to have some money set away in case something does not go just as you thought. Like you showed up for work one day and there just happened to be a different lock on there and they would not let you in. Right? So, you need to have a Plan B until you can go find another one of those jobs. It is just being prepared, but really just coming up with a plan, and those are the things that Dave is going to walk you through. It is kind of a worse case/best case scenario, but it is, let’s look at our calculated risk and make good decisions. Let’s don’t borrow every dollar that we can possibly borrow and create a crazy stressful situation, right? Let’s look at some smart lending practices and say, you may qualify for more than you are comfortable with borrowing. Most people do. It is good to have some, a thirty-thousand-foot view so you can look and see what that looks like on paper. I have always said there are two prices in real estate: the house and the mortgage, and the mortgage is the bigger number. We have got to make sure that fits your budget because that is the thing that happens every month that you have got to be prepared for. Now, you have got fixed rates products, you have got adjustable rate products, and so many people right now with the interest rates kind of going all over the place, they may steer away from an adjustable rate product, but some of them are fixed for a term, and some people I do not think realize that. Tell us a little bit about some of those products that you have.

Dave: Adjustable rate mortgages always have a period of time where the money is fixed. So, whether that be three years, five years, seven years, for that run, that money, that rate is not going to change, and it is consistent. Then there are set limits on how it can change when it changes. Some people buy homes and know that they are not going to be there for a really long time. If someone is going to be in a home for five years, that is their track record, they might choose a five-year ARM because let’s say interest rates are a half percent lower than a thirty-year fixed. It is still a thirty-year loan, and that rate is not going to change for five years. They only need the money for five years. That is a good idea for that person. Somebody that is going to be there a long time and has intentions of paying the mortgage for a long time is probably not going to choose an adjustable rate when we are in an increasing rate market.

Jason: Right. Right, that is a gamble you may not want to take or really need to. If you know you are, I have had some folks like this is it. This is the last place that I am going to live, and if that is it, then okay, maybe look at, hopefully, if that is the case, then maybe you can even do a fifteen-year fixed and save a tremendous amount of interest. But some of these adjustable rates, especially some of the five and seven-year, the discount on the percentage can be pretty significant. So, it could be really good. And again, if you know you are going to be somewhere for that five or seven years and that is about it, or you are going to upsize or downsize, whichever it may be, it may be an option for you. But that is what I like about working with Dave is he gives you it is just one product for everybody, right? You have got to look at the situation, and that is where you have got to also come to the table and give the truth and the facts, right? So here is our plan. We do not plan on being here for thirty years. Okay, good. This is probably not the best way to go.

Dave: Right.

Jason: But that information will save you thousands of dollars, just little bitty tweaks with the right loan product is huge.

Dave: There are a lot of loan products, and there are lots of ways to structure each individual loan product. The value that we try to provide is really digging in and asking a lot of questions that make people think sometimes. Sometimes they do not even know the answer right then. That is okay. We are going to have a follow up conversation and figure it out because they might need that money for a very short period of time. Then there is a certain way I am going to structure that to reduce their costs. They might need it for a really long time, and then there is a better strategy there. But, again, the adjustable rates. Sometimes it is good. Sometimes it is not. I have got to ask a lot of questions. I need some honest feedback so that I have a feel for what do you see in your life. Where are we going with this? How can I best help you?

Jason: Absolutely. And the other thing is we will be able to help you take your online assessment of what you receive from wherever in the Cloud and compare that to reality. We will make sure that we have a good apples-to-apples comparison because there is a lot of fruit salad out there on the Internet right now. What I am seeing people get from online is basically, I will not say it is a bait and switch, but it is, they did not, it is not a person they are speaking with. It is stuff you are putting in the computer software program that spits out X. The problem is it did not ask you all the other pertinent questions, and so sometimes that makes it look really, really good, but it is not really real and or factual and or there could be a whole lot of fees behind that that really adjust up your rate, and you are missing that, right? It is always good to have a couple different things to look at, but then you are truly comparing like kind to like kind. That is one thing that Dave does very well is he can logically show you why the two are different even though one may feel better in rate, you are going to get hammered in fees when you get your itemized deduction, right? Because, guys, at the end of the day, it is the cost of money is the cost of money. Right? You have just got to make sure you have the right person to walk you through that and educate you on that. Let’s do this. Let’s take a quick time out. Go pay some bills. We are going to come back. We are going to talk a little bit more about the cost of that more sense of urgency. Get you better prepared so that you do not go out there and find a dream house and you were not ready to go and it went away. So we will have that and more coming right back. Plus, how about eight thousand bucks in grant money? Could be coming your way.

JB: Alright. Stay with us. We will be right back. (in/out music)

Jason: Welcome back. Triad Real Estate 911 Jason Bramblett, your host here. Joining me today Dave Held with Caliber Loans, and we were talking about getting pre-approved, different mortgage products, but really the key thing we want to make sure you understand is the market is different than it has been in a lot of years, like fifteen to sixteen years. We have this shortage of homes, so now, more than ever, you want to be pre-approved and ready to go to make sure that you are in a position to make a good offer that potentially could get accepted. I can assure you, if you do not have a pre-approval letter, owners have four other options on a lot of homes especially in that under two-fifty price range. Your offer, it may get somewhat looked at, but it is not going to get taken very seriously if you do not have your ducks in a row. There are lots of different ways that pre-approval letters are written though.

Dave: Right.

Jason: I have seen some that it is basically like we have had a warm and fuzzy conversation, and if what you told me is true, we will give you a loan. Yeah, those are not worth much, guys.

Dave: No.

Jason: You want to make sure you are working with someone that is asking you the right questions so you can get a letter that actually has some substance to it that is going to make an owner feel good about taking their home off the market when they may have four, five or six different opportunities or other options out there. So, it is something to think about. One thing that with this pre-approval is making sure that you spend the, what are we talking, Dave? A fifteen or twenty-minute conversation probably?

Dave: Yeah.

Jason: It is not like this is a blood sample and a spotlight on you, right? This is pretty painless.

Dave: Yeah.

Jason: Even so painless you just go to your website to get started, right?

Dave: You can certainly. You can go to my website, apply with Dave now dot com. Fill it out any time day or night if that is your thing. Or we can speak, or we can meet in person. I am all about whatever your comfort level is. I work with people that just want to do, do not want to talk to me. They just want to go to the website. I am okay with that. We will communicate by email if that is how we have to do it. I also have other folks that will not do anything but in person business, and I am okay with that.

Jason: There is something out there for everybody, as they say, right? But those things are key, and it is not, right now with the way the market is, it is not going to be just go online and go to the big box and you answer three questions and they spit you out some generic letter. You can do that, but I can tell you if you are bringing an offer on one of my properties, it probably is not going to get taken very seriously. We are starting to see those, and we see it mainly from the Cloud-based type lenders. But the local ones that we get from local people, local lenders that are right here in our community, which is where I would want to invest my money, keeping it local and working here, they are just different quality. It is just a better letter for you to get the house, and that is the key. One thing that we talked about, I stuck my foot in my mouth. I said an eight thousand dollar grant was coming. There is a program coming. I am just going to call it the program. I will let Dave tell you about it because he knows more about it than I do. But it is kind of exciting. We do not have all the details, but it is right around the corner.

Dave: It is right around the corner, and it is very exciting. Just to clarify. It is not a grant. It is what is called Down Payment Assistance. Most of the details have been unveiled, although there are some that they are still holding back. What we know is that this is a product being offered through North Carolina Housing Finance Agency. It is going to be eight thousand dollars to be used for down payment or closing costs or a combination. It is going to be available in all one hundred counties in North Carolina. It is going to be available for new and existing homes. It is pretty exciting. It allows for a sales prices limit up to $250,000. It opens up the opportunity for a lot of folks.

Jason: It does for sure, especially for some of you guys that have this little pet Chihuahua called Sallie Mae that has hindered you a little bit, and so, maybe it has hindered you from saving enough money to have the minimum down payment. You make enough but you just cannot seem to get the snowball rolling. This is not a bad little start to a snowball right here.

Dave: No.

Jason: You put this together with your tax return and this program and hey, this is looking pretty good for some folks to be able to get introduced into home ownership. We are going to have more information obviously as we get more detail and it becomes officially live, if you will. We will definitely have Dave back on the show when that happens for sure. But I want to make sure in the meantime if people want to get more information about that, and here is the thing, most of everything we have talked about, you are still going to have to do in order to find out the details on this program when it is ready. So why not get ahead of the curve? You can have that conversation this week with Dave or this weekend. What is the best way to reach you? Website and then phone number, Dave.

Dave: My website is apply with Dave now dot com and my telephone is 336-337-3210.

 

Jason: Very good. You can always go to Jason Bramblett dot com and shoot us an email. And if you did not get that, we will get that forwarded over to Dave for you. Anyway, guys, be proactive. Get out there and dig in. There is some great stuff for you out there in the Triad. There are some great homes out there, but you have got to be ready to take advantage of them. We will be back next week here live right at 94.5. We will see you and everybody have a great, great weekend.

Posted in Radio Show
Feb. 10, 2018

Your old roof

 

Link to podcast here:

JB: Good morning and welcome to Triad Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. If you would like to chime in with us and join the conversation, we have got some open telephone lines right now at 336-553-0796, 553-0796. And we say good morning to the very wet around the edges, Mr. Jason Bramblett.

Jason: I am here. It is still live. It is still live. If we did not talk about the weather, what in the world would we have to talk about, right?

JB: I know, and I am just glad that I do not mind that it is raining. I am just glad that it is above thirty-two degrees.

Jason: Yes, for sure. And sixty tomorrow, hey.

JB: Got to love it.

Jason: We are headed in the right, the needle is moving in the right direction.

JB: I got ya. I like it.

Jason: Because Florida was starting to look good.

JB: Yes, it was.

Jason: Anyway, we have got lots of stuff that we are getting into today. All of your questions. I mean, good night, I had Brad come on the show last week and you all blew up the whole email. What about this and what about this? I got this situation, and awesome. Thank you. Keep sending those. You go to the website, Jason Bramblett dot com. Send your question in and then we will evaluate it. And if it is something that is we feel that it would benefit all of our listeners, we will share it on the air, which is what we are going to today. We have got many, many, many to go through. You can send that to info at Jason Bramblett dot com as well. But we have got some really, we have got some urgency in some of our markets right now in that we need some properties to sell because they keep, we put them on and they disappear.

JB: Poof.

Jason: Yeah, it is like wow, what happened. Some of the areas that we are in need of properties in pretty much all price ranges: North High Point, Jamestown, Greensboro, Summerville, Oak Ridge. And then, of course, we have Clemmons is really, really low on inventory right now. So, if you are in the Clemmons market thinking about selling, we would love to talk with you. We have got hundreds and hundreds of people in our database just wanting to buy a home. They just cannot find anything. We have got many people that are ready to sell their home, but they are looking around going hmm, if I sell my house, I am going to be moving over to the Motel 6 because there is nothing for me to buy. So, what we want to do is marry you guys together, right? And find what some of our home sellers are wanting to buy, but also the database of buyers. We have several hundred looking in these areas, and we just need you to raise your hand and let us introduce you to them. Anyway, get in touch with us. It is Jason Bramblett dot com, and we will certainly help you out there especially if you have struggled. There are still a lot of folks that attempted to sell in 2014, 15 and 16 that did not for whatever reason. Maybe some were upside down still, but we can run all those numbers, look at the math. See if it makes sense. If it does not make sense, then obviously, stay where you are. But if the math works and you are interested, then let’s have a conversation about that. Get in at the right price and get you moving, that is key. Let’s jump into some of these questions we got this week, JB.

JB: Sounds good. Jason, we got the first question is from William. William writes in hey Jason, my roof and heating and air systems are seventeen years old, and it looks like that I am being transferred. I am assuming with his job. So, William writes in so should I replace them before I sell, and will I get my money back?

Jason: Yeah, good

JB: That is a good question.

Jason: That is a really good question, William. Thank you. The first thing is to, that I would suggest is to have them checked out. Right? Just because they have age on them does not mean there is something wrong with them. Right?

JB: Right.

Jason: And there is, some people just have a, it is an educational thing. We have got to educate the buyer and sometimes the seller. But we have sold a lot of homes with heating systems that are twenty-plus years old. If you can establish and show the person that is considering your home to buy that they have been well-maintained, you have got a service contract with a professional company that comes out once or twice a year and evaluates everything thing. Then usually there is some warranty perhaps that they have offered with that as well. That kind of peace of mind is like here is somebody, it is a little bit older, but they have taken care of it, right? As opposed to the guy that says well, let me see your service records, like you have to service these things? What do you mean? I just turn it on and off.

JB: Right.

Jason: We have had people who did not even know they had filters for them.

JB: Wow.

Jason: That is a problem. So, when you take your filter out and it is hard as a brick, not good. If your heating and cooling system is wheezing, like gasping for air, it is because they need a filter, or they need a filter change.

JB: Right.

Jason: Or the other issue we have seen is people just get tired of changing the filter, so they just take them out. No filters. You think about the person who smokes no filtered cigarettes, it is kind of what you are doing to your heating and cooling system. Just sucking in all the lovely things that make it not really good for it. Have it checked out, and then if you have those service records, you are way ahead of the curve. If you did not, then get it professionally checked out and have a service call done. Have them go through everything. They may say everything looks good, but these parts need to be replaced. Okay? And just make sure that when they do the testing that they put in there that everything is working to the manufacturer’s specifications. Okay? Because that is the litmus test. Right.

JB: Right.

Jason: So, if it is not, then something may be wrong. Or it could be at the end of its life and it is just wearing out, but that is what we want to get to. Now with that type of documentation and with that type of a professional stepping in and giving us that evaluation, it becomes very easy to communicate that and sell that to a buyer to give them some peace of mind about that. It is a huge benefit when selling for sure. But the key thing is doing that maintenance. That monthly, not monthly, but quarterly maintenance or even, I think, twice a year is what most service contracts are. They come out in the spring right before you fire up the air conditioning, and in the fall, right before you crank on the furnace or the heat or whatever. Having that regular checkup, inspection really does what it is supposed to. It keeps those things going much longer than the person that just does not do anything. So the oldest ones that I have seen, I had a house, I think they were about thirty-five years old. Now, from an efficiency standpoint, they worked really well, and they were fine. But in thirty-five years, the technology has changed, and of course, your SEER ratings and all these efficiency things now. So, it was like you were running a V twelve. And right now, you can get the four-cylinder, right?

JB: Right.

Jason: From an energy standpoint, that thing is probably burning a little more juice than what you can buy now. You have to look at those tradeoffs as well.

JB: Right.

Jason: But just like everything else, you have got to be involved with your house. As we have talked about, you have to walk around and check things out. But when it is a mechanical type thing, right, then you have got to look at those things. Now he asked will he get the money back. And then, of course, the roof. Let me touch on that. So, when the roof, yeah, get some roofing contractors out there. Most of them will evaluate that and look at it at no cost. I would suggest get two. Get two different guys to come out, take a look, get an opinion.

JB: Right.

Jason: Because one of them may be wanting to sell you a new roof. You do not, if you are a roofing company, you do not make any money if you do not put them on. Right?

JB: That is right.

Jason: No big deal. But we want to make sure there are no leaks. There are no issues that the, there is no hail damage, wind damage, those types of things. But the big question is will you get your money back? You are going to get some of it back. Okay? But not one hundred percent. There is very little to nothing in real estate you can do where you get one hundred percent return on your money. I think where you will really outpace your competition, so if you are in one of those subdivisions that is that thirteen, fourteen, fifteen, I think he said seventeen years old, and you do change your systems, you do put a new heating and cooling system, and you put a new roof on, you may not get all your money back, but one thing for sure is you will outsell your competition. Because if everybody else is with a seventeen-year-old similar situation that you are in, and you fix yours or update yours, if you have got to look at Property A and Property B, all things being equal, if it in the same neighborhood, same floor plan-ish-ish, you are probably going to go with the newer stuff. Just from a logical standpoint. So, it could be the difference between selling and not selling. So, for a transferred person that William is not making two payments somewhere could be of huge benefit.

JB: Oh yeah.

Jason: Right?

JB: Absolutely.

Jason: So that could be a consideration there as well. Anyway, sir, the other thing is we are getting warmer here, William, one thing about the good old south, houses do not sell so good here if they do not have any air conditioning. That is a hard sell.

JB: Yeah, it is.

Jason: When you go into the house in July and it is sticky, that is not any fun. So anyway, you are going to get something. It is not going to be a dollar for dollar. I would say you are looking at maybe sixty percent. That is a good rough estimate, if you will.

JB: Okay.

Jason: Alright. Very good.

JB: Sounds good. Well, we have another question. You ready?

Jason: Let’s do it.

JB: Alright, Jason, let’s see. We have one from Jessica, and Jessica apparently, I think she is writing in from Summerfield, she has got a question. She says, Jason, we had our home inspected, and we found fungi in the crawl space. Now the inspector said it was normal or common, but the buyer wants a NASA-type treatment before. They are afraid because they are afraid of the black mold. What should we do in a situation like this?

Jason: Yes, oh boy, Jessica, that is, I read her mail every week. This fungi is not such a fun guy.

JB: He is not a fun guy.

Jason: He is not, and it does scare people to death, and there is just a normal amount of this fungus, this mildew, if you will, in all crawl spaces.

JB: Right.

Jason: There is just, anytime you have dark dampness, you are going to attract usually two things. Some type of mildew or fungus and termites tend to like that environment, too.

JB: Sure.

Jason: So you can do things to protect yourself from that. Obviously have your home pre-treated for termites and checked out yearly. You can also do humidity-controlled systems with in the crawl space. There is total sealed crawl space technology now where even you do not have a basement, it is almost like it is a basement.

JB: Right.

Jason: It is just a real short one. You cannot do much with it, but you do not have to worry about those issues as much. The first thing we look at, do you have a vapor barrier? Vapor barrier meaning do you have plastic down between the dirt and your home? I recommend, I think the minimum is a six-mill plastic. So that or heavier. And that really does a lot right there. It is amazing just what a little, simple piece of plastic will do.

JB: Right.

Jason: And keeping some of that moisture content down, or at least out of the insulation. Another one that we see is an issue is the condensation line off of the heating and cooling system. Now, we usually see this more in the summer, but if you have a really high, efficient furnace, like at ninety-five percent, it will produce water all the time even in the winter as well. So, if you have a high efficiency, ninety-five percent furnace, even though it is not summer, and you do not think it is not very hot so there should not be any condensation, it will condensate.

JB: Right.

Jason: You can get water in your crawl space from that. A pipe came undone. It has been cold. It has cracked. Some of our listeners have had the joy of when we went through the sub-zero, freezing, ridiculous weather here, you found out this the hard way. You did not know that your furnace condensated until the outside drip line froze for a week, and then the pan overflowed, which leaked through your attic because your ninety-five percent high efficiency was in the attic, which then decided to leak on the highest point of your home, over your two-story foyer and put a nice brown stain up there.

JB: Right.

Jason: That kind of happened to one of our houses. I was like where in the world is the water coming from? I called my heating and cooling guy, and he is like, oh that is actually a really, really high efficiency unit you have got in there, and that is why you have got water. Oh see, you learn something new every day.

JB: There you go.

Jason: Then, of course, I went to every big box store to get some heat tape, and they laughed at me. They were like that was so five days ago, Jason. You missed that. There is none in the state. We will have some in July. Come see us then. Anyway, but some of you guys had that experience we know because we got phone calls as to we need to take our house off the market for a little bit. We have some repair work to do.

JB: Oh boy.

Jason: If you had a not-so-high efficient, like an eighty percent unit, you were good to go. It does not produce water. Back to Jessica’s issue with the crawl space. It could be simple things. You need to look at your downspouts and your drains. Is it pushing water? Are the gutters overflowing and dumping water in there? There are a lot of different things you can do. I would get a second opinion for sure. You said it is a NASA treatment. Sometimes people dress it up to make things look more serious, right? I know. I have seen the guys come in with the white suits and the big helmets. They have the respirators, and then I have also seen guys show up in blue jeans and t-shirts and be like hey, no big deal. This is how we roll. They just go down there and do it. I do not know which one is right. But anyway, I know the prices are different for sure. At the end of the day, did it get taken care of? Right? And you do not want, if you have a mold issue, you want a professional company taking care of it because you do not want all that released and coming up into the living area of the house. Right? You want to keep it contained to the crawl space. Big difference between a little fungus, mildew and black mold. Get the second opinion, Jessica. I think that is the best thing that you can do. And then look at some of these preventative things. But then a true professional is going to look at this as well because you can go fix it, but if you did not really fix it, and the water comes back in, you are going to do this again next year. You are going to do it again and again and again.

JB: Exactly.

Jason: We have got to find the source. That is the key. Let’s take a quick time out, JB, and then when we get back, we will have more of your questions answered right here.

JB: Sounds good. You’re listening to Triad Real Estate 911 with your host Jason Bramblett. Stay with us. We are going to be right back. (in/out music) And welcome back. You are listening to Triad Real Estate 911 with your host Jason Bramblett. I am JB. Before the break, Jason, we had a great question in from Jessica from Summerfield. She was talking about some mold and some black, or not black mold, but you were talking about the differences between the mold and stuff. But anyway, that was some great advice you gave. But can you kind of recap what an owner needs to check around the foundation of the house again?

Jason: Sure. Absolutely because this is probably eighty percent of the issues that we find with most homes, is in those areas where you do not really go that often.

JB: Right.

Jason: There are some folks that we ask them when was the last time you looked under your house. Never. And they have been there for twenty-three years.

JB: We have an underneath our house?

Jason: Right. Exactly.

JB: I did not know that.

Jason: Right. So, some of it is just easy and you can get head a lot of this stuff off yourself. But one thing is making sure your gutters are clean. Especially if you have the downspouts buried and pushing the water away from you house. It only works if the water can travel through the gutter, right?

JB: Exactly.

Jason: So, if your gutters have not been cleaned in a while or never, even though you may not have trees that are near your home, it also fills with just stuff that the granules from your shingles will actually get into the gutters, and you would be surprised what will show up. Even though you may not have a lot of trees or leaves or anything near, they do travel, and we have had gutters clogged, and it was like the house was built in the middle of a field. But you get a good storm, it blows stuff around, and it ends up on your roof. So those are things to check. Does the ground slope away from the house? This is something that we see all the time. You build a house and the dirt just settles over the years, right?

JB: Yep.

Jason: And it ends up where you have now got the water running right through the foundation wall. Well, brick is not waterproof in and of itself.

JB: Right.

Jason:  And definitely cinderblock is not, which is what most of our foundations are built with. You can do this test yourself. Get a cinderblock, get a cup of water, pour it slowly over the cinderblock. Almost none of it will run off. It will absorb into it.

JB: Exactly.

Jason: You get this pressure coming from the ground, what we call static pressure pushing this water into the brick first, but then into the block, and then into the crawl space. Okay? So, take a look at that. You will see if you have this issue, you will see this white chalky looking stuff on the block. It is called effervescence. It is the pressure of the water kind of leaching through the block and it pulls the salt out of it, and it gets this little stalactite-looking stuff if it goes long enough. Or the pressure is high enough. Or you end up with something much worse like a busted wall where the pressure is so heavy from the earth moving that it cracks the foundation. That would be a situation where you would definitely want to call a professional out there. As we said earlier, the condensation lines, make sure they are all attached. Make sure the water is not just dumping at the edge of your foundation wall because it is just going to come right back in. We have seen that many, many times. Make sure those extensions are maybe out a good foot or so away from the house. That way that water is just not coming right back in. I was surprised to learn that a condensation line like in the summer, a heat pump can put out anywhere between three to ten gallons of water a day.

JB: Wow.

Jason: That adds up pretty quick. It also saturates that dirt because it can only hold so much right?

JB: Right.

Jason: And what happens is it starts running right back towards your house. Vapor barrier, we talked about that. That is that plastic stuff that you want to put down. That really does amazing, it is amazing how simple that is, but it really detours a lot of this mildew, mold stuff.  The other stuff that you can see if you have problems starting is your insulation hanging down like stalactites? It is doing that because of the moisture, the water, it gets heavy and it starts to shred down that insulation. Okay? Now the way to fix that is not to turn the insulation upside down where the paper is showing. Okay? That is not the fix. I know it looks pretty. It does. It is a much prettier look, but now what you are doing is you are trapping everything in between that insulation barrier, the paper and your floor. Not a good situation. That is not how it is designed. Discolored joists, so if they have a black haze to them or a tint to them, that is a sign that you may have some issues. Standing water, obviously. A simple one is a lot of people have had these issues that have sump pumps.

JB: Right.

Jason: Well, I do not understand why they do it this way, but the code in North Carolina, if you have a sump pump, you have to have it on a ground fault breaker, an outlet, a GFC outlet, which trips and goes off. And then it rains, and then your sump pump is not working because the breaker tripped. Right? I do not know what it is that way, and it is not for me to figure out, but I am amazed at how many times we go into a crawl space, standing water, they have a sump pump, and the stupid breaker is tripped.

JB: Right.

Jason: And you do not check it because you do not go under there that often. If you check that, make sure that you have, if you have got a pump, make sure it is working. Right?

JB: Right. Well, we have got time for a quick, one more question here. It says, Rich writes in, I am considering buying my first house, but I have got two questions. First, every bank wants to pull my credit report, and I am afraid it will hurt my credit score. Secondly, do I really need to be approved first or should I just find a house?

Jason: Good questions, Rich. Here is the rule. The rule is this, supposedly, you will have, when you get your credit pulled the first time, it will put an inquiry on your credit report, and I guess there is a percent or a couple points that get hit. I am told, however, if you do that within a realistic amount of time, so maybe you do two or three banks within a week to ten days to two weeks, it does not happen every single time they pull your credit because they can tell you are looking to get the best possible rate or deal that you can, so they will not penalize you. So, I think you are okay with that. But if you did it once every four months, Rich, that is probably not going to work out well. So, keeping the time short, I think, is the key.

JB: Right.

Jason: The other part of that is yes, you should get pre-approved first because here is the thing, Rich, the house is the little number. The big number is the money you borrow. Okay? That is the most expensive part about buying a home, and rates are going up. So, you really need to see what the rate is because it may affect what you can buy. You can get more information though at our website, Rich. It is Jason Bramblett dot com. Jason Bramblett dot com or call us at 553-0796. Everybody have a great, great weekend.

 

JB: Thanks, Jason, great show. Talk to you next week.

Posted in Radio Show
Feb. 3, 2018

JBRE with guest Brad Firestine

Jason Bramblett Real Estate Show with Guest Brad Firestine Archive

 

JB: Good morning. Welcome to Real Estate 911 with your host Jason Bramblett. I am JB and for the next thirty minutes we are going to be talking all things real estate. We are live in the studio on this cold Saturday morning, so if you want to join our conversation, have a question or comment, you can call us at 336-553-0796. 553-0796. With that, we say good morning to the man who has always got a plan, Mr. Jason Bramblett. Good morning.

Jason: Good morning. Good morning. Hope everybody is good and freezing.

JB: I am ready for this to be over. I am ready for spring time.

Jason: Florida has never looked so good. It is unreal. This is like real winter this year.

JB: It is playing for keeps this time.

Jason:  Usually we get just a little bit, what I call the patty-cake version of winter. Right? It kind of is not happening. Man, it is on this time.  It is on. I am done.

JB: You have got that right.

Jason: Twenty-three out there?

JB: Yeah, it is chilly.

Jason: If you go out, wrap up because it is chilly. So 2018 is off to a great start though despite the cold weather.

JB: That is good.

Jason:  it is good.  We are excited to see what is going on. Maybe in 2014, 15. 16, 17, whatever that millennia, that four or five years you tried to sell that house and it did not work out, well, like all good plans, maybe it is time go back, review, take another look at it. We have got people calling our office everyday just doing that. Why not you? We have had folks that have attempted to sell their home back three or four years ago. The market has changed and now may be the right time. It could be the right time to get you to where you want to go. A lot of folks in that particular four or five years were upside down and just did not have the equity. So now here, hopefully you have made four or five years of payments, paying down more, market has appreciated a little bit, so maybe the stars and the moon and everything is going to be lined up just right for you to move on to that next house that you wanted to a couple of years ago.

JB: There you go.

Jason: It is always a possibility. But we can dig into that. There are really some great homes on the market, so why not get yours out there? Get into the mix. And remember we have got some flexible fees in what we charge. We do not charge to meet with you. We are happy to come out and take a look at your home. We are also happy to have you over to our office to show you the mothership, if you will, and where all the magic happens, as they say. Come check out the team at the office. We have got some excellent stuff, and the listing team that we have got put together, they are top guys in marketing. They all have expertise in not only selling real estate but building homes and doing a phenomenal job for us. As we move through the show, we are going to get my buddy Brad Firestine is here with me. We are going to talk a little bit about buying a home today and the top four things that you should be asking yourself, but also maybe asking your agent that you are working with or thinking about working with. We have got all that. Stay tuned. Give us a call, 553-0796. We are ready to rock and roll, JB.

JB: Alright. Sounds good. Can we start off the show with an email that we have got?

Jason: Might as well. Let’s do it.

JB: It says, we have got one from Bill about last week’s show. It says, Jason, I really enjoy your Saturday morning show. It is fun and informative, and last week you started or you stated to remove all the brass in your home. I will get it right. I went to the store and they have so many options.  I could not remember what you suggested. Could you email what you suggest that I change over to? Many thanks, Bill.

Jason: Alright, Bill, absolutely. We get this quite often with obviously being on the radio for ten years. I have made a lot of suggestions and getting rid of your brass is one I would still make.

JB: That one came through.

Jason:  That one came through a couple of times last week. So good for you, Bill, in listening and there are lots of different options out there. We look at the trends and we look at what people are doing in new construction but also the feedback that we get from buyers. And remember we have got, with hundreds and hundreds and hundreds of houses flowing through our company, we get lots of feedback from the consumer that says we like this house but we do not like this particular part of it. It confirms what we are seeing in the marketplace and we look at that feedback and that feedback really gives us strong data to say Mr. and Mrs. Seller, here is what we know. We have had a hundred people run through these particular homes. The common feedback is they do not like these features. So if you remove those features, guess what? You will probably have a pretty good opportunity to not only get one offer, but maybe multiple offers. We can predict that and know that all ahead of time, so you are not guessing, and you are not waiting on that negative feedback, if you will, to adjust. Sometimes we have others who are just like meh, we do not care. We are just going to see it as is. Let her rip. I am fixing nothing. And that is okay, too. We can get those sold. The prices are different, but if you do not want to mess with updating the home or getting the house where it needs to be, and you are tired, and you do not want to deal with it. No problem. There is somebody out there that will take on the task and we will find them. But if you want to squeeze every nickel you can out of it, then we have a plan for you as well, and you do have to make some changes to get there, especially if your house is nineteen years old, and you have not done a lot to it. Times have changed, as they say. Right?

JB: Right.

Jason: So what folks are looking at today is not what they were looking at nineteen years ago. But Bill, we will send you that link to what we suggest. We do this for lots of people that are not even our clients. You just got a question? Shoot it over to us. We have got paint colors, fixtures, should I add on? Should I do this? We can run all those numbers and say yeah, it makes sense. You are going to be here for twenty more years. Blow a hole in the wall and do whatever you want. If you are going only be there two, probably not. Probably cheaper to not add on and maybe just go find another house. So we can evaluate all those things for you, give you some pretty good insight with our data. The other thing, I will give you an example. We get folks that are modifying stuff, adding on a deck or whatever. You think well maybe I will hire a contractor or I will do it myself. Either one of those answers could be fine. Hopefully, the contractor is really good and does everything to code and hopefully, you actually know there is a code before you start nailing stuff to the side of the house. Right?

JB: Right.

Jason: But where you buy your lumber, we have found, makes a difference. There is a company in Greensboro called Pegram West. They have some of the best pressure-treated lumber I have ever seen. It is a beautiful golden color and it is dry, so it does not weigh nineteen thousand pounds. Some of you guys know what I am talking about. If you go to the big box stores, I have picked up two by fours over there, and it is like they are thirty pounds. They are completely soaking wet because they are so freshly dyed green, I guess. Sometimes it is just those little things make a difference. So if you get lumber sometimes it is overly saturated, you put it outside in our wonderful Carolina sunshine, it starts to dry out. Then it starts to shrink, and then it starts to curl and then it twists, and then you end up with this what in the world happened to my one-year-old deck? Well, it dried out. The lumber was not really prepared for what you were getting ready to do with it. Those things make a difference, right? So either you need to know that or the contractor you hired needs to know those things, so you do not end up with a mess three years down the road when you go to sell and it looks like a jigsaw puzzle in the backyard.

JB: Right.

Jason: So getting supplies from the right place makes difference. We get people that ask those questions all the time. You do not do this every day.

JB: Right.

Jason: I do not remember who the guy is that is on the radio, but he has a great saying, I love it, it is you are preparing for one retirement. We have prepared for thousands. Right?

JB: Right.

Jason:  That is a great analogy of a professional. You are trying to sell one home. We sell thousands. We see what there is that needs to be done. Use common sense and use the advice we can give you, so you do not make mistakes. It is a shame when we go into a home and they have done all these modifications and it is like wow, you just wasted all of your time. A boatload of money because this is not done right. It looks bad. It is the wrong color. It is the wrong size. It is the wrong model. Whatever. And they look at you like I watched HGTV. I am like what night did you watch it? Friday. Oh, you know Fridays are reruns from nine years ago.  Hello? You have got to make sure that you are watching the right episode. Seriously folks, that is what we are here for. We can help you. Make sure you just do not spend money. Whether you work with us or not, that is irrelevant. Just do not waste your time and money on doing dumb stuff. Right?

JB: Right.

Jason: You want to do dumb stuff? Watch the internet. Anyway, you can check us out. Go to Jason Bramblett dot com. You can shoot us a message just like Bill did. Just email us. It is info at Jason Bramblett dot com. Or just go to the website, whichever one is easier for you. Or give us a call, and we can walk you through that. We do not charge you anything to keep you out of trouble, if you will. We will not steer you in the wrong direction. I promise you. You will not ever hear any of my guys saying hey, put that brass back up. It looks pretty good, right?

JB: it is not going to happen.

Jason:  It is not going to happen.

JB: Well, Jason, you want to jump in? Let’s talk about getting ready to buy a home. The best place to start. What do we do?

Jason: This is the big one right here, right? I am excited. I want to buy a house and what in the world do we do? So we bring in Brad to answer all these questions because he is the man with the answers.

JB: He has been standing there a while. Let’s get him on the radio.

Jason: Absolutely. Good morning to you, Mr. Brad.

Brad: Yes, good morning. Good morning.

Jason: Everything is good?

Brad: Yes, everything is good. Thanks for having me on the show.

Jason: Absolutely. Absolutely.

Brad: JB, it is good to see you.

JB: Good to see you, too.

Brad: How are you?

JB: Doing well.

Brad: This is just another way for Jason to get me to come into work on a Saturday.

Jason: That is right.

JB: He does have a face for radio. I can say that.

Jason: That is right. We all do.

Brad: I even went and got a haircut yesterday.

JB: Looking good.

Jason: That is why we do not do Facebook Live. Right.

JB: I can change that, if you want. No, okay.

Jason: We may have to do that someday. Just for fun. But Brad is one of our buyer agents on the team. He does a phenomenal job. He came from the corporate world. So if you are a corporate guy, he is somebody you can relate to. We talk about every week at our team meetings and throughout the week what is it that people have challenges with. We put together a little list here to help you guys out to make sure you do not make the mistakes that other people are making. Why? If somebody else has done it and it did not work out, learn from that. So that is what we are able to share and that is what we are able to help you out with, if you will. If you listen, it is like your parents said, if you listen, I can help you. But if you do not, that stove is hot. You will figure it out on your own. You just never know. We have got our top, a little list we put together, our top three or four things we are going to dig into and get things rolling. What we feel, number one, before you do anything, as I have said for ten years on the radio, there are two prices in real estate: there is the price of the house and there is the price of the money. The price of the money is different than the price of the house, guys. I believe the best place to start is to maybe get prequalified. Do you agree with that, Brad? Am I am selling them down the river the wrong way here?

Brad: No. No. No. These are going to be top to bottom. One to four. Get out your pencil and take notes. This is the way it should happen.  Yes, prequalification is very, very important to start with. A lot of people are saying oh maybe, what, what? Maybe they do not know what prequalification means. True. The biggest segment of buyers out there right now is the millennial era. If you are under thirty-six or younger, you are actually thirty-four percent of the homebuyers in the market today, and ninety-eight percent of millennials will be financing their home. So a pretty good statistic but getting prequalified is easy. It is really just going to your bank, credit union, a mortgage lender, taking ten minutes of their time, ten minutes of your time to have a quick conversation, have them get you on the right track, and figure out exactly what you can afford.

Jason: Absolutely. It is key. It is that easy. And we have had, Dave Held is a partner of ours with Caliber. We have had him on the show many, many times. If you want to have that conversation, you can go to our website and we can connect you with Dave. But you can also go, it is a pretty easy website.  It is Apply With Dave Now dot com. That is pretty easy. It takes like ten to fifteen minutes and he can give you some pretty good advice. Not only on what you need to do to get prequalified if you are not, but also there are tons of different loans out there, guys. Lots of different options. With thirty-four percent of the people buying homes are millennials and they are borrowing ninety-eight percent of the money, ninety eight percent of the time, it kind of goes back to what I said. The most important number is the cost of the money, not necessarily the house. Anyway, we are going to take a quick time out. We are going to go pay some bills. We will be back. We have got three things, three or four, a couple of rabbit trails we will go down, too, I am sure, when we come back. Triad Real Estate 911. We will be right back.

JB: Alright. Stay with us. (music in/out) Welcome back. You are listening to Triad Real Estate 911 with your host Jason Bramblett. Let’s jump right back into the conversation.

Jason: Absolutely. Before the break we were talking about getting prequalified.

JB: Sure.

Jason: And JB, sometimes we get, and Brad can attest to this. We will get people, well, I just want to look. I just want to look. I just want to go see the house. I do not want to go the bank and talk to them before. I want to find the house first. Well, the only issue with that is, and what my experience in doing this for a little bit, you usually aim high and you fall in love with the house, and then you go to the bank, and you want to get $250,000, and they are like you are more like a one sixty guy. Everything that you see at one sixty is not exciting anymore. So you have set yourself up to fail, and typically, what happens is you end up renting for another year or two.

JB: The frustration sets in and you have just blown it all to kaplooey.

Jason: Exactly. The other thing is we are finding a lot of sellers out there that jut do not want people that are unqualified walking through their house. Imagine that. Makes sense to me.

JB: Sure does.

Jason: Why do I want to open my home to people that cannot buy it? That just does not make logical sense.

Brad: Agents are actually putting those on the listings now saying prequalified buyers only.

Jason: Absolutely. Yeah. Because if, unless they are bringing you a gift, there is no reason to be in the house, right? It is the truth. Number two, get a buyer’s agent. What in the world is that?

Brad: Well, you are looking at one right now.

Jason: Okay. It looks like Brad.

JB: That is what it looks like.

Jason: That is what it looks like. It looks like Brad with a fresh haircut. There you go.

Brad: Why go to a buyer’s agent? Well, within our firm we split it up buyer’s agents and listing agents. The thing a buyer’s agent can do for you is basically be able to dedicate all the time on the buying side. Dedicate my time to you, the buyer. I am going to listen to your wants. Make sure I get all of your needs taken care of. Anything that you want to look at in a home, we basically use the most up to date technology that is available, and we do have it. We supply you with all the current listings that you are looking for. All of the things that I am going to send you are going to be active as of today, current, ready to buy, ready to show right through our website.

Jason: And that currently is a big deal because we get hundreds of people every week who that say what about this one on this big box thing or this portal? That house sold three years ago because their information is so out of date.  You have got to realize I had somebody send me an email the other day and we are really interested in this foreclosure but I cannot find it anywhere else but this website. I am like yes, because it is fake. The house was sold in 2015, and for whatever reason, I do not know why, I know why they kept it up there, so people like you would raise their hand and say yeah, I would like to buy this house that does not exist. But it is frustrating because after you get like that five times in a row, it gets to be very frustrating. So we have the most up to date, current information on our website so that you are not wasting your time falling in love with a house that is not even available. We see it every day.

Brad: We can set you up with access that will allow you to even, if you are driving by a home, you can put the address in and you can actually, if you do not see it on our website, it is not available.

Jason: There you go. And the key, another key thing that Brad touched on and I want to go a little deeper on is the difference between an exclusive buyer’s agent that is working for you and the agent that you call maybe off the sign, in the state of North Carolina, you have to realize that the agent that has their name on the sign that is what we call the listing agent is working for the seller period.  That is how the law is set up. That is how the rules are set up. A listing agreement says that Mr. Seller I will put your interests before anybody else. That is called our fiduciary duty, right? Well, then you come along and you just mess up everything, right? Because you want to buy the house right there and geez, here we go. So now, the agent is now in a compromised position or you are. One of the two. But somebody is. Because either they are working for the seller and they have their best interests, which is how it is written in the agreement and not yours, or they switch over to this little hybrid thing, which we have not really figured out if it is really legal in the state or not, but it is allowed. It is called a dual agent. The problem with the dual agent is now they cannot do anything other than fill out the paperwork. Cannot give you any advice about what they offer.  Cannot give the seller any advice about how to counteroffer.  They have got to be net neutral. That is not really that helpful. Right?

Brad: Right.

Jason: It is kind of this weird area. So we just decided as a company we are not doing that. My listing agents work for the seller always. They do not work with buyers ever. I have agents that work with buyers. They do not ever work for the seller. And we are able to kind of hash that out and so we can get great representation all of the time. It is a big difference in how things can be done other ways. So it is something to think about. We have got prequalified. We just hired Brad. He is out here showing us property. He has got us, we have got everything we need. We have given him our wants, our needs. Here is what we want to do. Now what?

Brad: Right, so we have been sending you out listings through our website. You have looked at some of these homes, and now it is time to search. And this is where the fun begins. Right?

Jason: Absolutely.

Brad: Now you get to go shopping. The nice thing about our website is you can actually favorite the home that you see on the website, just a little heart sticker. Just click that.

Jason: It is the love button.

Brad: I get to actually see that. And then you contact me or one of the buyer’s agents in our office and we go to see some of your favorites. We try to go out and look at three of your favorites. This is about the only time where TV actually becomes reality. So it is always good to see not just one home but see more than one home. Just so you get an idea and an comparison out there of what you can consider. We make sure your time is not wasted and we manage it perfectly for you. We work it around your schedules.

Jason:  It is key. And two to three to four, three is probably the right number, but I have had some over the years, well, we are going to be here Saturday and we want to go look at a house. So they send you eighteen. That does not work, guys.

JB: Cannot do that.

Jason: When I was younger and inexperienced and in my first years, okay. I would just go back and try to get the feedback, and I am like, did that house have a roof. I do not even remember what color that was. You get them all mixed up and so does the buyer. And so do you as a buyer. They all start to blend together.

JB: Information overload.

Jason: Three to four to five is probably tops. Definitely more than one because you want to get out there and have some comparison. So anyway we have done that. We are pre-approved, ready to go, we have found a house, now, hey it is time to do what?

Brad: Make the offer.

Jason: That is it. Absolutely. It is key, man. And that is where we have got to go. That is becoming a little bit more of a challenge these days. Right?

Brad: It is. It really is. You cannot wait around in today’s market. We are seeing homes that are going in hours. They have been on the market and they are gone within hours.

Jason:  That is right. We had a seller the other day that had just thought about selling his house and ended up with two offers. It is just like that. It goes quick. Here is the thing. If you want to get in touch with Brad, it is pretty easy. It is Brad at Jason Bramblett dot com. You can call the office, 553-0796. He can walk you through all these things in more detail. But we would love the opportunity to sit down with you from a selling side and or from a buyer’s side. We are going to get you started off on the right track. Okay, guys? We will be back right here on Triad Real Estate 911. Go to Jason Bramblett dot com for more information. Everybody have a great time and go Panthers!

JB: There you go.

Jason: Are they playing this weekend?

 

JB: Nice try. Nice try.

Posted in Radio Show
Jan. 27, 2018

Are you focused

 

Listen to podcast here:

 

 

JB: Good morning and welcome to Triad Real Estate 911 with your host Jason Bramblett. I am JB, and along with Jason for the next thirty minutes we are going to be talking all things real estate. WE are live in the studio and we welcome your calls if you have a question or comment. Feel free to give us a call. 553-0796 is the studio line. 553-0796, and we say good morning to the man. He has got his name on the radio program. He is Mr. Jason Bramblett. Good morning.

Jason:  Good morning. Good morning. I hope everybody is good. It is good to be back in the studio.

JB: It is. It is good to be back after we had a week or so there. And then of course getting in through the holidays. But man, it is 2018. It is ready to rock. Let’s rock and roll.

Jason: It is ready to go and look at January in the books almost.

JB: I will tell you what. I love it.

Jason: Just about wrapped up and finished. Put a fork in it. It is just about done.

JB: It is done, right? I tell you what. January goes fast.

Jason: It does. It does. And actually, I mean even weather included and everything, we had a little hiccup there, but this has been the fastest starting January I think I have seen in twenty years. I mean, we are cooking right now, man. It is like wow.

JB: That is good.

Jason: Hey, put your seatbelt on is all I have got to say because it is wide open, which is exciting. It is great to see in the Triad. We have got some movement. We have got people coming from everywhere. All over the state, but also from the north, the south, just kind of everywhere, coming to check out North Carolina. What is all of the hype about in North Carolina? And they drove up here and they came through Charlotte and they got stuck in traffic and they just kept on going. They came right up here to the Triad, right where they needed to be, and they are like wow.  They are like this is awesome. Hey, that is what we want. We want to see some people relocating to our area. So that is kind of fun. It is interesting. They say the state of North Carolina projection, I think about 2022, 2025, somewhere in that range, has the potential to double.

JB: Wow.

Jason: We will go from about what, I think we have about seven and a half, eight million to sixteen. So, wow! We just have to make sure we get the right people, right?

JB: That is right.

Jason: Because we are going to be two to one outnumbered. No, it will not be like that. It is interesting that we have become a big mecca target for retirees, and that is kind of fun. We are kind of in the middle where it makes it easy if you are from Florida and you have got family and you want to get out of the heat and come up here, and then you are what? Only an hour, two-hour flight. If you have got people in the north, if you come halfway down here, you are in between the warm and the cold, which is great, and you have got an hour and a half flight to get back up to New York, New Jersey.

JB: That is right.

Jason: So, it is a perfect target right here in the good old Triad. How are you doing on your 2018 goals? Hey, how about that? Are they there? Are you still with it? Are you crushing them? Think about it. Let’s get back on track if you are not. Let’s make sure we finish strong. We are going to talk a little bit about that, but we also need to dig into the 2018 housing report. We will get you started off where we are going. I guess I kind of blurted it out already because I said rocking and rolling. Well, we have got some more details. Do not go anywhere. Stay tuned and check us out right here at Triad Real Estate 911. Go to our website which is Jason Bramblett dot com. You can always give us a call at 882-7874.

JB: It is going to be a great show. Let’s just jump right in. Let me ask you this, Jason. Do you really think that our listeners may be slipping on some of those New Years’ goals already? Are they slipping?

Jason: Nah.

JB: You do not think so?

Jason: Not our guys. No chance.

JB: No, they are on top of it.

Jason: So, let’s do this, JB. Let’s help their friends out. Because anybody listening to our show, they are on on-point. They have got it together. Right? Look, it is nine o’clock on a Saturday morning. If you are up listening to us, you have got your goals in line, man. You are ready to take on the world, right?

JB: That is right.

Jason: We have got to talk about your friends, right? Because they are still in bed. Whatever they are doing, you know? I was just thinking that I have already been up for five hours, right? I already have got a day’s work done.

JB: That is right.

Jason: Look, today is the day. It is the fresh start. This is the day you get to make the change, get back on track. Do it today. Yesterday is gone. It is out of here.

JB: It is history.

Jason: You cannot change it. There is nothing you can do about it. And tomorrow is unreachable.

JB: Right.

Jason: You cannot do anything about tomorrow. The only thing you can do about it is what you have got and what you have right now is today, and that is it. Really, it is not even almost today. You have got this moment you are in right now. And it is just a decision that you have to make to get, get your list, get back in focus. Get ready to go. Create your action steps and your action plan, and then you have just got to guard it like your life depends on it.

JB: Okay.

Jason: And for some of you guys, it actually does. And for some it is life or death. And for some it is health. It is a lot of different things that go on in life. Not just a monetary goal. It could be a health goal, a weight goal, a relationship goal. All these different types of things. You have got to get, you have to guard it like crazy. You have got to protect that thing. Because there are these wonderful things that come around that will try to get you off track. In my world, in our office, we call it the whirlwind. You will get sucked up in that thing like it is nobody’s business. Unless you take this big old boat anchor we got and we throw it out at our cubicle or our desk or whatever, and how we defeat it is we block our time. And so, we do these things called time blocks, and when you walk into our company, you will see all our agents running around, and sometimes they will have these little signs above their desk or their cubes that says, “Time Block. Go away. Leave me alone. Don’t bother me.” Those types of things.

JB: Me time.

Jason: Me time. It is because they are in their dollar productive activities. They are doing the most focused thing they can to benefit their clients and their careers. It means do not come talk to me about Sally Sue or whatever.

JB: Or the ballgame.

Jason: Or the ballgame or whatever. Absolutely. So we have got our discipline set up to where if I am in my time block, because I am dedicated to my goals and achieving what I want for me and my family and business, you cannot get offended, JB, if I tell you to fly a kite because I do not want to listen to you talk about the Duke game last night, right? It is just like, oh my bad, I did not see the sign.

JB: That is a great idea. I like that idea of what you are doing.

Jason: So, we have just got to guard our time. And when you guard your time, what happens is some of your goals and these things start to fall back in line and you can achieve them. So, you block this and make sure you achieve your tasks. And when your tasks, you action steps are completed within a daily discipline, here is what is really cool. This amazing thing happens at about five to six weeks, it just depends on everybody is a little different, but this block time tasking activities become a habit.

JB: Right.

Jason: A really, really good habit. Right? Because those re the things pushing you forward. And that habit aligns with your goals. It could be your wants, your needs, and all different types of goals. But here is the thing. By not having a written plan, by not blocking your time for your tasks, you create another habit, and that habit is called the Someday I Will. The problem with the Someday I Will Plan is just a diversion because if some day is tomorrow, well, I do not feel like doing that. I will do it tomorrow. Well, you know whatever that song is. What if tomorrow never comes? The bottom line is you have just got to stop and get focused. Write them down and just nasty disciplined to just guard everything in your body and your mind and your soul to make sure you are keeping those things together.

JB: Right.

Jason: Now that is easier said than done, right? Because that sound like oh, write my goals, block out some time. Do this, and six weeks I have got to have it. Life is great. Well, we have this saying at the office too. It is called it says easy, does hard.

JB: Right.

Jason: Right? Because it is not a big deal until you try to do it, right?

JB: Putting the rubber to the road is a different story.

Jason: That is it. So here is an interesting thing. Some of you guys have done this with your houses. It is the someday I will fix that fence and someday I will get those gutters cleaned and the landscape, and someday I will clean that carpet, and someday the garage and the basement and all this other stuff, and then here is the downside. One day you get that call. The phone rings and it is an opportunity. It is the opportunity of a lifetime. It is a promotion. It is a move. It is moving up. It is everything you ever wanted, and then all of a sudden you look around the house and go holy smokes. I did not have a plan. I did not keep up with some of my stuff. So, your old guy or gal there, you have got sixty days to get to your new spot. And you look at your house, and you are looking at all the deferred maintenance, and now you are at this thing we call the whirlwind again. Why? It is because you have got to have a plan and write things down and stick to them so that when you go walk around your house one day, you do not see forty-seven pieces of rotted wood and window trim that is messed up and glazing that is messed up and wow, where did all that water in our crawl space come from, and why is the insulation hanging down like cave? Why does it look like those are stalactites, right?

JB: Right.

Jason: It is because you have got thirty-two percent moisture in your crawl space, and all that black stuff on the two by fours or the two by tens, yeah, that is called mold. I know you have not been down there in six years, but it happened. Right?

JB: Right.

Jason: So here is where we have got the issues. I have actually seen people get transferred and watch their home go into foreclosure because they had to take the job. They did not want it to go into foreclosure, but they had so deferred maintenance from not having a plan that they just could not even get out of the hole.

JB: Wow.

Jason: And they could not get out of the hole to get it fixed. Is that all the time? No. But I have definitely seen it.  But I have also seen it to where well, it was not that bad, but it was not that good.  It was not like a teardown, but the house needed an update, and what happened is it took longer and longer and longer for it to sell, and that is just chipping away. Some companies will give you a little bit of a housing allowance, right, but a lot of times that runs out pretty quick. Now you are either making two mortgage payments, or you are making a rent payment in the town you are at, your mortgage back here, and that gets kind of dicey, right?

JB: It does.

Jason: Most people are not set up to pay for two houses at once.

JB: I know I am not.

Jason: Especially when they are only living in one. So that gets to be tough. The thing about that also that I have seen is it can make for some pretty intense marriage sessions that I have been wonderfully been able to a part of, which has just been awesome.

JB: Yeah, I bet.

Jason: So, when you are walking through the house and you are making that maintenance punch list, and all of a sudden, it just kind of happens and it comes out and you get that I told you he was going to say that. And that is just never going to be good. It is like we are wrapping this up. Pretty much, pretty quick.

JB: I will come back tomorrow.

Jason: But I cannot tell you how many times that has happened where the I told you so’s come out, right? And it has worked both ways. Ladies and guys. Both ways. It not just one or the other. But it is an uncomfortable situation to be in.

JB: I bet it is.

Jason: I am pretty good at steering people in the right direction and stuff, but man, when the pots and pans start flying, buddy, it is on. No, it is not quite that bad. But I have been in some interesting conversations with some folks for sure. JB, let’s do this. Let’s take a time out. We are going to dig into some numbers. We are going to talk about the maintenance of your home, some different things that you can do, and then of course, the 2018 housing forecast coming up. So, stay tuned right here. We will be back in just a few minutes. Triad Real Estate 911. We will be right back.

JB: Stay with us. (in/out music) And welcome back to Triad Real Estate 911 with your host Jason Bramblett. JB along with you. Jason, let’s jump back into some info we were talking about. Let’s dig into some of those things to get ready to sell.

Jason: Absolutely, so some

JB: The big maintenance items.

Jason: Yeah, the big maintenance stuff is what we see. Here is the thing. As I have always seen for ten years now on the radio, and I am sure some of you are like golly, could you just go away, right?

JB: No, they do not say that. Come on.

Jason: It is a lot of the same stuff. But not everybody is selling their house every week, right? So, if I was on here talking about cheeseburgers every week, it would get kind of old, right? So sometimes this applies to you and sometimes it does not. But hopefully, in the next year or two or three or whatever it is when you sell, you will be better prepared because you learned it right here, right?

JB: That is right.

Jason: So always go to the front yard, right? We always start with the curb appeal. Is it photo-ready?

JB: Right.

Jason: And you have got to look at it. Do you have the fresh mulch or pine straw or whatever it is you want to put out there? Make sure there are no limbs or twigs and those types of things sticking up in the yard. We can photoshop some stuff out, but people are going to come to the house, too, so unless you are getting ready to have a campfire, do not have a lot of that stuff around. Make sure the gutters are clean. No little sprigs of oak trees coming out of them and all that like we have seen. Because it is going to come up on a home inspection anyway. So, get them cleaned. Please do not get on a ladder if you do not need to be.

JB: Right.

Jason: I am going with if you are over 45, hire somebody. Come on. Not that you should do it if you are younger, too, but I have just drawn a line in the sand and saying 45 is the number. If you are over 45, hire somebody to get on the ladder.

JB: It works for me. I will agree with you.

Jason: I cannot tell you how many of my friends that I have talked to and they are like, oh my back. I am like what happened. I was cleaning the gutters and fell off the deck. I am like, give it up. It is worth the few hundred dollars to get a professional over there to do it. Right?

JB: Right.

Jason: Because in this case, it probably would have been all of two hundred dollars, and they probably missed three days of work because they could not walk.

JB: There you go.

Jason: Use some common sense there. Check the shutters and the windows, and the shutters should all be the same color, right? Because sometimes they do fade with the sun, and sometimes you will have the lower shutters dark blue and then the up ones are kind of Carolina blue. So, you do not want Duke on the bottom and Carolina on top.

JB: That is not going to happen in North Carolina.

Jason: You cannot have that. If you are going to go that way, just paint them orange. Go, go

JB: All Clemson.

Jason: Yes. Go all Clemson on us. The front door, make sure that front door is nice and clean and freshly painted. It does not cost that much to paint the front door or stain the front door. Whichever. It is the best first impression you can make. Now usually around the porch, you have got lights and stuff like that. Make sure the lights are cleaned and no spiders and birds and all that. The light bulbs are working. Just check all that. And then as we enter the house, we enter this wonderful thing called a clutter-free home, right?

JB: Beautiful.

Jason: Absolutely. So here is what we have got to do. We have got to get rid of the clutter and get rid of all that excess furniture. Some of you guys have more sitting area than you have got friends. I have been in some houses where you have got fourteen couches in here. Man, you do not even know this many people. You have got to get rid of some stuff, right?

JB: Right?

Jason: What do I mean by stuff? What is stuff? I do not know what stuff is. I just know you have got a lot of it. Okay? I just walked into your house and I am like, holy smokes. You have got stuff, and we have got to get it minimized. Right? So, whatever you determine that to be, stuff, let’s get rid of it. Let’s minimize it. And because stuff means different for everybody right?

JB: Right.

Jason: So anyway, think about that. It starts with the front door and moves through the rest of the house. So that is the key. Let’s get that curb appeal going.

JB: Well, we have talked about maintenance. Let’s dig back into the list to get our house ready to sell in 2018.

Jason: The 2018 ready to go off to a flying start, if you will.

JB: Exactly.

Jason: Here we go. The kitchen. The first thing is it must be clean. Neat, clean, organized. But clean is the most important.

JB: Right.

Jason: I know clean has different definitions in the dictionary. So, there is like white-glove clean. There is hotel clean, and then there is, somewhere in there is the clean-clean of whatever your house is. Right? I do not know. Whatever your perception of clean is, I would take it up one more notch. Okay? Maybe not everybody, but ninety percent of you, I would just go one more little notch. Sometimes maybe you need to hire a professional cleaning company to come in to assist and help you. They are worth the money if you lack some skill there. They can really get you on track and help you. Put away the appliances you do not use on the counter. Like your mixers, your cookie jars, your toasters, and those types of things. Do you need to update the appliances in the house? What do you mean by update? Well, are they all the same color? Typically, that is where we start. Do they all match in color? So, if you have got an almond dishwasher, a white stove and a black refrigerator, that is not really something most people search for on our website. I see it on the internet. It has been in some of the big box search engines and stuff. Those big portals. They have got all kinds of interesting pictures on there. You might even see grandma on there. But that is the first place I would start. It is a pretty good return. You are not going to get one hundred percent return on your money on anything in these days in real estate. But if you buy new appliances, I believe it is somewhere around sixty percent of your money, so if you spent, I will just make it easy numbers. Ten thousand dollars, which you definitely do not need to do if you are selling your house, you would get about six back. Okay? So just figure about sixty percent of the money. You are not going to get more than that. Bathrooms are next, and the key with bathrooms, again, goes back to this nice word that we talked about is clean.

JB: Yes.

Jason: Make sure they are clean. The best bathroom is the one that looks like it has never been used. Right? And even though we know that it is being used because people are living there, do not leave any evidence.

JB: Right.

Jason; So, the best thing in the world is an amazingly clean bathroom where people walk in and like I do not think anybody lives here. That is perfect. That is perfect.

JB: You want them to say I would eat my lunch off that floor.

Jason: Right.

JB: But really you do not want to do that.

Jason: Yes.

JB: But you get what I am saying.

Jason: Yes.

JB: It looks so shiny and clean that you are like wow.

Jason: Exactly. Some people that is not even in the realm of possibilities within my world. Well, there are people and companies that can help you get it there. Then you just have to maintain it.

JB: Right.

Jason: There are people that can take oh my goodness to an amazing level, and then it is just up to you to kind of maintain that. Now, while we are near that bathroom, we might as well talk about that linen closet. It needs to be neat and organized. You are not running the Hilton Hotel, guys, and so you, minimize while you are selling, okay? You do not need thirty-two sets of sheets and forty-two towels jammed up in the linen closet.

JB: That is right.

Jason: It is amazing to me, especially the top shelf that goes to the ceiling. I mean, I have looked in closets and it looks like a brick. How did you even stuff all that in there? It is like it has not been moved in nine years.

JB: I know. Everybody has got one of those like that.

Jason: They do. Absolutely. So think minimal in this regard. Okay. Make the beds, okay, please. Start there. It is amazing how many photos, go online this weekend and just count. Just do a search for any price range and look through, and you will be shocked at how many houses for sale and the beds are not even made.

JB: Unmade.

Jason: I just shake my head and think holy smokes. Hopefully those are all For Sale by Owner, but unfortunately, they are not sometimes, and real estate people are involved. It just drives me nuts. Paint, if you can paint, I am okay with you doing it. But remember what I said. Schmearing a color substance on the wall is different than painting.

JB: Right.

Jason: Right.

JB: There is a difference

Jason: There is a difference. Believe me, some of you are schmearers out there. It is not good. So, we want it to look, a professional painter is worth every dollar. I promise you because there is nothing worse than walking in and getting that nice, fresh, clean paint smell and then you walk in the room and you are like holy smokes. There is like a little two-inch trail all around the ceiling from where the roller hit.

JB: And it looks like the paint matches the couch, too. Oh wait, they painted the couch. That is paint on the couch, isn’t it?

Jason: The best one is where the armoire is really, really heavy and they cannot move it, so they paint around it. That is phenomenal.

JB: Beautiful.

Jason: When the people move out, they are like really? Holy smokes. Fixtures. Really quick. No brass. No brass. No brass. Right? You know that. This is Jason Bramblett Real Estate. You know we do not do brass in this thing.

JB: That is right.

Jason: Do not know. Satin, nickel, oil-rubbed bronze, welcome to 2018. Everybody have an awesome weekend. We are excited to kick off the new year with you. Check us out at Jason Bramblett dot com. We will be back here next week. Everybody have a phenomenal, phenomenal weekend.

 

JB: Great show. Have a great weekend everyone.

Posted in Radio Show
Dec. 30, 2017

2018 Real Estate Resolutions

JB: Good morning. Welcome to Triad Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. He has always got a plan. He is the man, and he is in the studio to tell you all about it. His name is Mr. Jason Bramblett, and once again, welcome to the shot.

Jason: Yes, sir. Everything is good.

JB: It is good.

Jason: We survived.

JB: Wow, what a Christmas.

Jason: Made it through.

JB: All the food, man, and all the wrappings and everything, and now we have to get into 2018.

Jason: That is it. We got to cruise through the in-laws and the outlaws, right? They are all out now.

JB: Hopefully they are all gone.

Jason: They are gone. They are on their ways back to wherever they came from.

JB: You might want to go check some of the closets in the back rooms to make sure they are all out of there.

Jason: You might have a stowaway. That is true. There is no doubt.

JB: It has been a great week.

Jason: That is for sure. And New Year’s is right around the corner.

JB: That is right.

Jason: And we have got the new year coming. So, we are going to do a couple of different things today. We are going to hit, I want to briefly hit the top ten best things you can do to get them completed, to ensure that you are ready to sell your house. This is not seasonal. It is any time you can do that. It is going to move pretty quick so go grab a pen and piece of paper and get ready to go. But we want to hit that 2017 review. We are going to talk about what is coming up in 2018. We are going to get into that. But it is an exciting time of the year. It is all that, you have got your resolve, right?

JB: Yeah.

Jason: You got it. We are going to talk about that. But here is the thing. Do you have it written down or is it just floating?

JB: A lot of people do not, they need to write it down.

Jason: They need to write it down. Absolutely.

JB: Put your goals down on paper.

Jason: Absolutely. That is so true. So, get that piece of paper. We are going to talk about some action plans for the house. We are going to talk about some action plans for your life. And so, get ready. Stay tuned. It is going to go quick.

JB: Alright. Well, Jason, let’s start with a New Years’ resolution. It is always a good place to start. It will give our listeners time to grab that piece of paper and a pen, too.

Jason: It is a good place to start. They need to pull over, I’m sure, right?

JB: Yeah, don’t do this while driving.

Jason: No, do not write while driving. The show is recorded.  You can listen to it later. We will put it on the website. You can always go back and fine tune or write down your Cliff’s Notes version if you will. We are big on planning and tracking with our team, and here is what we know is this. Nothing gets done without a plan. It just simply does not happen. And most plans fail because they are not tracked. You have got an idea, a theory, a wish, a hope, well, that is typically all it ever is until it gets put down on paper. So, the first step is really to write down your goal or your resolution to ensure that it is clear. This is a powerful thing of writing this down. This is not just okay, whatever. I will make a note of it. No, you need to focus in on it and write it down. There is just something about the power of doing that. It just solidifies it or concretes it. And then, you need to put it in an area that you are going to see it daily.

JB: Right.

Jason: Right, because we need those daily reminders. Whether it be the office, frig, car, whatever. Wherever you have. Wherever you go daily and you see it daily. The goal must be measurable. Here is the step that most people miss. I do really good at writing it down, but now I never know if I am on target or off target. Right?

JB: Right.

Jason: So, your goal needs to be measurable. I will do the obvious one that 99.9% of the population does. Your resolution is typically lose weight. Right?

JB: Right.

Jason: You have to set that as a defined goal. What is that? I actually prefer not to worry about the weight, but maybe measure inches because truthfully, pounds can be misleading and that is the problem. They can be very misleading into what your overall goal is, okay? And so, if you are starting to work out and you are adding some muscle, then you are, it can really throw off your weight goal. It can trick you into thinking that you are failing when actually you are on the right track. Muscle weighs more than fat. We know that. It is a proven thing. However, fat is much larger, right? And so, therefore, inches is actually a better measurement. It is a better thing to measure. You want to measure the areas that you want to see results. Whatever those may be. Arms, legs, waist. Whatever. Now you have a time schedule. By X date, I want to be down XYZ inches, right? I will set my goal. I have a goal that is actually measurable, and now I have a method or timeframe in which I want to achieve that goal. And now I have a trackable resolution. I have a trackable goal. You are like, duh, come on, Jason. We have this saying at the office. It sounds easy, does hard. Right?

JB: That is true.

Jason: If this was such an easy thing to do, then why is the weight loss industry like a forty billion dollar a year industry? It is pretty simple. Eat less, move more.

JB: That is right.

Jason: There. Done.

JB: Poof.

Jason: Yeah, it just happened. But it is one of these things that sounds easy, does hard. But mainly it is because we do not use measurable goals and we just have wishes. Wishes are very hard to track. So you want to have a defined time. I use weight loss because it is New Years. Why not? But it could be anything. It could be money. It could be a vacation. It could be savings. It could be a timeframe that I want to get accepted into this school or into this job, or I am going to do what I have to do to get the right education to get promoted and or whatever it is. But it has to be defined and it has to be measurable and it has to have timeframe. And if you can get that on paper and get that in front of you. Then another step, which really solidifies it, make it public. Share it with somebody. Your spouse, your kids, your coworkers, and have an accountability partner. Now you have actually probably ten x’d your success rate in getting the job done. It is an easy thing to say, right?

JB: Right.

Jason: But here is what we do. We give up on most of our goals because we are not measuring them, and or we are not measuring the right thing sometimes. And we feel like a failure when we are actually on the right track. This is a team exercise that we do often. Making sure that team members have their goals, but also that they are giving us the data to make sure that we are measuring everything properly and we are looking at the right thing. It can work for real estate. It can work for anything in your day to day life. Those are some key, helpful tips for your resolution, if you will.

JB: Well, that is some good stuff, Jason. I will tell you what. Let’s jump into that top ten list of getting the house ready to sell. Are you ready?

Jason: Let’s do it. Purge and declutter. Right?

JB: There you go.

Jason: It is what we, it is where we need to start. Most people move up for more space, so you are going to want to make sure that you are showing off the space that you have to offer. So, your closets, your storage, your pantry. They all need to be tidy. To be safe, I like about a thirty percent less capacity. Right?

JB: Okay.

Jason: If you can get to where you can get about thirty percent of the spaces empty, people will walk in your home and be like wow, this house has got good storage. As opposed to how it probably looks most of the time is like well, I do not want to buy this house. They are already out of room, too, and this is why we are moving. I am amazed at, we collect. Right? We are collectors. You go into some folks’ linen closet and there are ninety pairs of sheets. You have got three beds, right? You are not, this is not the Hilton Hotel. You are good for like three months on sheets.

JB: That is so true.

Jason: You just need to wind them down a little bit. Number two, clean, clean, and clean and clean. Get it done. Imagine the most important guest coming over to your house for dinner.

JB: That is a good way to look at it.

Jason: Whoever that may be. I do not know who that is, but whoever is the most important person you can think of, that is what you want the house to look like. So, the bathroom should look like new. They should say wow, did you just remodel these things? They look amazing. The kitchen should have that eat-off-the-floor look. Not even the three-second rule. Like you could just get down on the floor and eat right off of it. That is what we are talking about. Right?

JB: Right.

Jason: I will tell you. This pays off bigger than anything you can do to your home. One, because it is sweat equity. It is just your effort of cleaning. But I have sold some really dated homes over the years, where they were not really up to the consumer’s minimum, if you will. But they have overcome that age simply because they were clean and spotless and looked amazing from a maintenance and cleanliness standpoint. It really overcomes a lot in real estate sales. So, you can have some dated old stuff and really come out pretty darn good with the proper organization, the proper cleaning. Obviously, people are not going to eat off your floor, but you get the point.

JB: Oh, absolutely.

Jason: You have heard the analogy, right?

JB: Sure.

Jason: That is what you like when you go to a restaurant, right?

JB: This reminds me of back when we would go to a motel on vacation. We had never maybe stayed at a motel when we booked it, and we walked in and we were like wow, it is really nice and the building looks great, but the room is nasty. And you are like we are out of here.

Jason: right.

JB: Or you may go to one that may be a little bit older, but you walk in and it is spotless, and it means a lot. It may be a little bit older furniture, but it is clean. It is brand spanking new. It smells great. You can tell. That makes a whole lot of sense. Clean it up.

Jason: Absolutely. You can go out. And sometimes we go to the greasy spoons, if you will because of the nostalgia of it or whatever. But most of the restaurants that succeed the best, they pretty much look like they opened up new every single day.

JB: Absolutely.

Jason: That is what you want.

JB: That is what you want.

Jason: There are several companies out there that also adhere to that. I know Target and Costco. That is why stuff is always in a different spot. It is because they want that new, we-just-opened-feel, and they do a pretty good job at it. They are busy all the time. So, it is something that you can take a look at. Landscaping. Okay, number three landscaping. Make sure it is ready for photos. That is one of the biggest keys. It is not necessarily that it is just the azaleas are in bloom. No matter what time of the year, make sure it is ready for the photos. Because, remember, curb appeal starts online and not when people drive by the house anymore. You are going to put your house in front of thousands and thousands of people online before they are ever going to drive by.

JB: Right.

Jason: Very few will. Make sure that the shrubs are trimmed, looking good. The gutters are clean. You do not have stuff hanging out of them or trees sprouting. Freshen up the mulch or pine needles. Whichever you prefer. But they should look fresh and new and or make them new. Clean windows and doors. We talk about the windows that have the seals broken. Folks, it is not a feature that people are looking for. Right? They are like Jason, we want to find a great house, about ten years old, and all the windows have blown seals. We love that cloudy look that you cannot see out of the house. No, it is not something that people are looking for. So, make sure you get those repairs done. As with all the exterior lights, they need to be working and operational. I prefer them not to have creatures habituating in them. Like birds and things like that. The mud dobbers and all the other little things we get on porches in the south here. Make sure the lawn is freshly manicured for the season, whatever that season may be. It may be in the spring, nice and lush and green. Right now, how about free of leaves, sticks and clutter, dead stuff, all those things. You can have a well-manicured winter lawn. And then obviously, we all know what it looks like in the summer. You can get there in your imagination. We know what that looks like. Number four, the garage. Neat and organized. Now, if your garage is used as storage and actually you do not put your cars inside of them, which is probably about seventy percent of the population, maybe you get one car in it, if you are lucky.

JB: If you are lucky.

Jason: You may want to consider a storage area. It is temporary. They are everywhere. There is one on every corner. You will not have any trouble finding storage. It is kind of saturated, so the prices are really pretty good. You can get buy one, get one free kind of deal, month or two. The other thing to think about is a freshly painted garage. A lot of times we paint the house. We paint the shutters. We paint all these other things and we forget about the garage. A freshly painted garage actually can really expand the space. You go with a nice light color and it just polishes it up.

JB: Sure.

Jason: It is true, but remember, people typically move when they are out of space. The last thing they want to see is well, this is just like our garage.

JB: It is just as cluttered as ours.

Jason: It is just a mess just like ours. So as much as you can get out is good. Now do not throw everything in the garage under the house in the crawl space, guys. Because that is a problem, too. We are going to get to that one. That is an issue. Plus, a lot of times, the banks want all that stuff before they do the loan. So you are sabotaging yourself. Alright, JB, let’s do this. Let’s go pay some bills. We will take a quick time out. We have got more stuff coming your way. We are halfway through. I am going to do my best to blow through the rest of the list before the end of the show.

JB: Sounds good. Stay with us, folks. You are listening Triad Real Estate 911 with your host Jason Bramblett. We will be right back. (in/out music) Welcome back. You are listening Triad Real Estate 911 with your host Jason Bramblett. And Jason, right before the break we were talking about that top ten list of getting the house ready to sell, and I think we are up to number five.

Jason: We are. So continuing on here. Ten best places to put your effort in to get your house ready to sell no matter that the time of year. This is your core concentration list. The kitchen is so key. One is, do the appliances match? That has become a pretty big issue, especially for the younger buyers. They do not like the mismatching appliances. I will tell you that updating them is actually one of the biggest bangs for your buck in the industry, so you get about eighty percent of your money back when you invest in the kitchen. There is not much you are going to get one hundred percent back on and certainly, very few things to almost zero you are going to get one hundred plus. So, eighty percent across the board is solid. Most things you are lucky if you get half. So, appliances are a hot ticket for most homebuyers, so they do tend to get a better return. Nothing should be leaking. That is kind of obvious, but we find things leaking all the time. So, I just say check that. Especially under the kitchen sink because stuff gets jammed under there.

JB: Pushing stuff.

Jason: Pushing stuff around, yeah.

JB: That has happened with us.

Jason: Absolutely. Make sure your drawers and your cabinets are about thirty percent emptier than normal. It goes back to storage. You want to show people that there is some room there. Keep non-kitchen items out of the kitchen. I remember going looking at a house. A really nice house, an amazingly nice house. Out of my normal stuff, I checked the kitchen cabinets. Let’s make sure the sink is not leaking. Oh, there was like a coat, shoes, boots, and non-kitchen things.

JB: We do not need the football beside the toaster.

Jason: There you go. As much as you can, keep those things out of the way. The master bedroom, typically, what we see is you need to minimize furniture in there. There is usually too much furniture in the master bedroom. Is it time for a new bedspread? If that is something that is on your list because it does give it that nice polished look. You notice that when you go to the Hilton Hotel, there is not a picture of grandma on there or the dog or the cat or anything else. It is very neutral. It is usually just plain white. It looks clean and good. You want it to be clean anyway. Make sure you clean your ceiling fan, if you have one.

JB: Oh yeah.

Jason: I see that come up a lot. Again, about thirty to forty percent of the clothes in your closet can come out. We are collectors by nature and so, some of you guys put so many clothes in there sometimes they miss the two by fours when they hang the rod, the racks and they go through the wall. That is always a fun surprise on a new house. It is like the builder just did not quite hit the studs and the first thing that happens in a brand-new house is you just ripped the rack right off the wall. That is never good. Make sure the nightstands are clutter free and clean of all your debris of anything that you may have there. Master bath, another key, key area. Clean and make it sparkle.

JB: Make it shine.

Jason: Make it shine. Absolutely. Remove that brass shower door. I know you guys love me for my brass, but actually this is one of the number one complaints in 2017 on master baths, especially in houses between two hundred fifty and four hundred thousand dollars. Number one complaint on houses that our buyers walked in is why do they have a brass shower and everything else is updated? Well, because it costs seven or eight hundred bucks. It is a four hundred thousand dollar house. Spend the money. Remove that objection. Make sure the grout is all clean, looking good and ready to go. Sometimes we have missing grout, especially in the shower area. So, you want to go back, police that. Look at it. Make sure it is not there. If you have caulk around your tubs in all the bathrooms, not just the master, redo it. It is cheap. It costs almost nothing to re-caulk all the tubs, and it makes it look great and brand new. If you cannot caulk, then hire somebody to do it because it is kind of-like painting. Just because you can get it on the wall does not mean you can do it. Caulk is the same way. We do not want it to look like finger painting in there. But it is cheap, inexpensive and easy. The deck and the patio. Stain the deck. Typically, if it has been five years, it is time to do it. It keeps it sealed. It makes it look good. Check the rails for movement. Also your stair treads for safety. Make sure there are no nails sticking up. Make sure the treads are even. These are all things that come up on the home inspection. If you have a grill on your deck, make sure that it looks good. If it does not, get rid of it or buy a brand-new cover. If you like the old, ugly grill, buy a new cover for it.

JB: There you go.

Jason: Think about staging. And minimize the furniture. A lot of times we have way too much furniture on our patios and decks. It is like the catchall of the outdoor stuff. Just think about staging. Now, kids’ rooms. I will give you a little bit of a break on this one. Declutter as much as possible, but kids’ rooms are probably the most, well, not probably, they are in my opinion, the most forgiving rooms in real estate sales because everybody, if you have young kids, they are usually not terribly excited about moving. As the good parents that we are, we usually bait them into you can make your room into whatever you want. It is going to be the greatest thing in the world to move all the way across town or to a new city or whatever. So, whatever is there is probably going to get changed anyway. But it does need to be neat and clean and organized. That is really all you need to worry about. Living room. Holy smokes. How many people do we have coming over this week?

JB: Yep.

Jason: Minimize the furniture. Three sofas, probably not necessary. It seems that as we get older or as the kids get longer, it is just like everybody needs a sofa to lounge on. Minimize the furniture in there. Reduce the toy clutter as much as possible, And that is not only kids, young kids, because a lot of times mom will put toys and stuff in there. But this also applies to your pets. I know, do not send me any emails. I know they are part of the family. But when you are showing the property, perhaps the crates and the toys and the beds and all that should be put up. The fireplace, if you use it, make sure it is clean and ready to go with no issues there. So just make sure that you have got all those things in place. Tables and chairs, clutter free, and keep the scents delicate. Ode to Plug In is good but keep it minimal. It should be a wisp of fragrance. Right, JB?

JB: That is right.

Jason: I hope that helps. That is our top ten punch list to get you ready to go for the new year. Does it make sense?

JB: I am ready for it.

Jason: I think so. I think most people are ready for it. Anyway, everybody have an awesome, awesome new year. We will back, ready to go in 2018. We will see you then.

JB: Thank you. Great show. Happy New Year everyone. We will talk to you next year.

 

Posted in Radio Show
Dec. 23, 2017

2018 Business plan

 

 

JB: Good morning. Welcome to Triad Real Estate 911 with your host Jason Bramblett. I am JB, and for the next thirty minutes we are going to be talking all things real estate. He has always got a plan. He is the man, and he is in the studio to tell you all about it. His name is Mr. Jason Bramblett, and once again, welcome to the shot.

Jason: Yes, sir. Everything is good.

JB: It is good.

Jason: We survived.

JB: Wow, what a Christmas.

Jason: Made it through.

JB: All the food, man, and all the wrappings and everything, and now we have to get into 2018.

Jason: That is it. We got to cruise through the in-laws and the outlaws, right? They are all out now.

JB: Hopefully they are all gone.

Jason: They are gone. They are on their ways back to wherever they came from.

JB: You might want to go check some of the closets in the back rooms to make sure they are all out of there.

Jason: You might have a stowaway. That is true. There is no doubt.

JB: It has been a great week.

Jason: That is for sure. And New Year’s is right around the corner.

JB: That is right.

Jason: And we have got the new year coming. So, we are going to do a couple of different things today. We are going to hit, I want to briefly hit the top ten best things you can do to get them completed, to ensure that you are ready to sell your house. This is not seasonal. It is any time you can do that. It is going to move pretty quick so go grab a pen and piece of paper and get ready to go. But we want to hit that 2017 review. We are going to talk about what is coming up in 2018. We are going to get into that. But it is an exciting time of the year. It is all that, you have got your resolve, right?

JB: Yeah.

Jason: You got it. We are going to talk about that. But here is the thing. Do you have it written down or is it just floating?

JB: A lot of people do not, they need to write it down.

Jason: They need to write it down. Absolutely.

JB: Put your goals down on paper.

Jason: Absolutely. That is so true. So, get that piece of paper. We are going to talk about some action plans for the house. We are going to talk about some action plans for your life. And so, get ready. Stay tuned. It is going to go quick.

JB: Alright. Well, Jason, let’s start with a New Years’ resolution. It is always a good place to start. It will give our listeners time to grab that piece of paper and a pen, too.

Jason: It is a good place to start. They need to pull over, I’m sure, right?

JB: Yeah, don’t do this while driving.

Jason: No, do not write while driving. The show is recorded.  You can listen to it later. We will put it on the website. You can always go back and fine tune or write down your Cliff’s Notes version if you will. We are big on planning and tracking with our team, and here is what we know is this. Nothing gets done without a plan. It just simply does not happen. And most plans fail because they are not tracked. You have got an idea, a theory, a wish, a hope, well, that is typically all it ever is until it gets put down on paper. So, the first step is really to write down your goal or your resolution to ensure that it is clear. This is a powerful thing of writing this down. This is not just okay, whatever. I will make a note of it. No, you need to focus in on it and write it down. There is just something about the power of doing that. It just solidifies it or concretes it. And then, you need to put it in an area that you are going to see it daily.

JB: Right.

Jason: Right, because we need those daily reminders. Whether it be the office, frig, car, whatever. Wherever you have. Wherever you go daily and you see it daily. The goal must be measurable. Here is the step that most people miss. I do really good at writing it down, but now I never know if I am on target or off target. Right?

JB: Right.

Jason: So, your goal needs to be measurable. I will do the obvious one that 99.9% of the population does. Your resolution is typically lose weight. Right?

JB: Right.

Jason: You have to set that as a defined goal. What is that? I actually prefer not to worry about the weight, but maybe measure inches because truthfully, pounds can be misleading and that is the problem. They can be very misleading into what your overall goal is, okay? And so, if you are starting to work out and you are adding some muscle, then you are, it can really throw off your weight goal. It can trick you into thinking that you are failing when actually you are on the right track. Muscle weighs more than fat. We know that. It is a proven thing. However, fat is much larger, right? And so, therefore, inches is actually a better measurement. It is a better thing to measure. You want to measure the areas that you want to see results. Whatever those may be. Arms, legs, waist. Whatever. Now you have a time schedule. By X date, I want to be down XYZ inches, right? I will set my goal. I have a goal that is actually measurable, and now I have a method or timeframe in which I want to achieve that goal. And now I have a trackable resolution. I have a trackable goal. You are like, duh, come on, Jason. We have this saying at the office. It sounds easy, does hard. Right?

JB: That is true.

Jason: If this was such an easy thing to do, then why is the weight loss industry like a forty billion dollar a year industry? It is pretty simple. Eat less, move more.

JB: That is right.

Jason: There. Done.

JB: Poof.

Jason: Yeah, it just happened. But it is one of these things that sounds easy, does hard. But mainly it is because we do not use measurable goals and we just have wishes. Wishes are very hard to track. So you want to have a defined time. I use weight loss because it is New Years. Why not? But it could be anything. It could be money. It could be a vacation. It could be savings. It could be a timeframe that I want to get accepted into this school or into this job, or I am going to do what I have to do to get the right education to get promoted and or whatever it is. But it has to be defined and it has to be measurable and it has to have timeframe. And if you can get that on paper and get that in front of you. Then another step, which really solidifies it, make it public. Share it with somebody. Your spouse, your kids, your coworkers, and have an accountability partner. Now you have actually probably ten x’d your success rate in getting the job done. It is an easy thing to say, right?

JB: Right.

Jason: But here is what we do. We give up on most of our goals because we are not measuring them, and or we are not measuring the right thing sometimes. And we feel like a failure when we are actually on the right track. This is a team exercise that we do often. Making sure that team members have their goals, but also that they are giving us the data to make sure that we are measuring everything properly and we are looking at the right thing. It can work for real estate. It can work for anything in your day to day life. Those are some key, helpful tips for your resolution, if you will.

JB: Well, that is some good stuff, Jason. I will tell you what. Let’s jump into that top ten list of getting the house ready to sell. Are you ready?

Jason: Let’s do it. Purge and declutter. Right?

JB: There you go.

Jason: It is what we, it is where we need to start. Most people move up for more space, so you are going to want to make sure that you are showing off the space that you have to offer. So, your closets, your storage, your pantry. They all need to be tidy. To be safe, I like about a thirty percent less capacity. Right?

JB: Okay.

Jason: If you can get to where you can get about thirty percent of the spaces empty, people will walk in your home and be like wow, this house has got good storage. As opposed to how it probably looks most of the time is like well, I do not want to buy this house. They are already out of room, too, and this is why we are moving. I am amazed at, we collect. Right? We are collectors. You go into some folks’ linen closet and there are ninety pairs of sheets. You have got three beds, right? You are not, this is not the Hilton Hotel. You are good for like three months on sheets.

JB: That is so true.

Jason: You just need to wind them down a little bit. Number two, clean, clean, and clean and clean. Get it done. Imagine the most important guest coming over to your house for dinner.

JB: That is a good way to look at it.

Jason: Whoever that may be. I do not know who that is, but whoever is the most important person you can think of, that is what you want the house to look like. So, the bathroom should look like new. They should say wow, did you just remodel these things? They look amazing. The kitchen should have that eat-off-the-floor look. Not even the three-second rule. Like you could just get down on the floor and eat right off of it. That is what we are talking about. Right?

JB: Right.

Jason: I will tell you. This pays off bigger than anything you can do to your home. One, because it is sweat equity. It is just your effort of cleaning. But I have sold some really dated homes over the years, where they were not really up to the consumer’s minimum, if you will. But they have overcome that age simply because they were clean and spotless and looked amazing from a maintenance and cleanliness standpoint. It really overcomes a lot in real estate sales. So, you can have some dated old stuff and really come out pretty darn good with the proper organization, the proper cleaning. Obviously, people are not going to eat off your floor, but you get the point.

JB: Oh, absolutely.

Jason: You have heard the analogy, right?

JB: Sure.

Jason: That is what you like when you go to a restaurant, right?

JB: This reminds me of back when we would go to a motel on vacation. We had never maybe stayed at a motel when we booked it, and we walked in and we were like wow, it is really nice and the building looks great, but the room is nasty. And you are like we are out of here.

Jason: right.

JB: Or you may go to one that may be a little bit older, but you walk in and it is spotless, and it means a lot. It may be a little bit older furniture, but it is clean. It is brand spanking new. It smells great. You can tell. That makes a whole lot of sense. Clean it up.

Jason: Absolutely. You can go out. And sometimes we go to the greasy spoons, if you will because of the nostalgia of it or whatever. But most of the restaurants that succeed the best, they pretty much look like they opened up new every single day.

JB: Absolutely.

Jason: That is what you want.

JB: That is what you want.

Jason: There are several companies out there that also adhere to that. I know Target and Costco. That is why stuff is always in a different spot. It is because they want that new, we-just-opened-feel, and they do a pretty good job at it. They are busy all the time. So, it is something that you can take a look at. Landscaping. Okay, number three landscaping. Make sure it is ready for photos. That is one of the biggest keys. It is not necessarily that it is just the azaleas are in bloom. No matter what time of the year, make sure it is ready for the photos. Because, remember, curb appeal starts online and not when people drive by the house anymore. You are going to put your house in front of thousands and thousands of people online before they are ever going to drive by.

JB: Right.

Jason: Very few will. Make sure that the shrubs are trimmed, looking good. The gutters are clean. You do not have stuff hanging out of them or trees sprouting. Freshen up the mulch or pine needles. Whichever you prefer. But they should look fresh and new and or make them new. Clean windows and doors. We talk about the windows that have the seals broken. Folks, it is not a feature that people are looking for. Right? They are like Jason, we want to find a great house, about ten years old, and all the windows have blown seals. We love that cloudy look that you cannot see out of the house. No, it is not something that people are looking for. So, make sure you get those repairs done. As with all the exterior lights, they need to be working and operational. I prefer them not to have creatures habituating in them. Like birds and things like that. The mud dobbers and all the other little things we get on porches in the south here. Make sure the lawn is freshly manicured for the season, whatever that season may be. It may be in the spring, nice and lush and green. Right now, how about free of leaves, sticks and clutter, dead stuff, all those things. You can have a well-manicured winter lawn. And then obviously, we all know what it looks like in the summer. You can get there in your imagination. We know what that looks like. Number four, the garage. Neat and organized. Now, if your garage is used as storage and actually you do not put your cars inside of them, which is probably about seventy percent of the population, maybe you get one car in it, if you are lucky.

JB: If you are lucky.

Jason: You may want to consider a storage area. It is temporary. They are everywhere. There is one on every corner. You will not have any trouble finding storage. It is kind of saturated, so the prices are really pretty good. You can get buy one, get one free kind of deal, month or two. The other thing to think about is a freshly painted garage. A lot of times we paint the house. We paint the shutters. We paint all these other things and we forget about the garage. A freshly painted garage actually can really expand the space. You go with a nice light color and it just polishes it up.

JB: Sure.

Jason: It is true, but remember, people typically move when they are out of space. The last thing they want to see is well, this is just like our garage.

JB: It is just as cluttered as ours.

Jason: It is just a mess just like ours. So as much as you can get out is good. Now do not throw everything in the garage under the house in the crawl space, guys. Because that is a problem, too. We are going to get to that one. That is an issue. Plus, a lot of times, the banks want all that stuff before they do the loan. So you are sabotaging yourself. Alright, JB, let’s do this. Let’s go pay some bills. We will take a quick time out. We have got more stuff coming your way. We are halfway through. I am going to do my best to blow through the rest of the list before the end of the show.

JB: Sounds good. Stay with us, folks. You are listening Triad Real Estate 911 with your host Jason Bramblett. We will be right back. (in/out music) Welcome back. You are listening Triad Real Estate 911 with your host Jason Bramblett. And Jason, right before the break we were talking about that top ten list of getting the house ready to sell, and I think we are up to number five.

Jason: We are. So continuing on here. Ten best places to put your effort in to get your house ready to sell no matter that the time of year. This is your core concentration list. The kitchen is so key. One is, do the appliances match? That has become a pretty big issue, especially for the younger buyers. They do not like the mismatching appliances. I will tell you that updating them is actually one of the biggest bangs for your buck in the industry, so you get about eighty percent of your money back when you invest in the kitchen. There is not much you are going to get one hundred percent back on and certainly, very few things to almost zero you are going to get one hundred plus. So, eighty percent across the board is solid. Most things you are lucky if you get half. So, appliances are a hot ticket for most homebuyers, so they do tend to get a better return. Nothing should be leaking. That is kind of obvious, but we find things leaking all the time. So, I just say check that. Especially under the kitchen sink because stuff gets jammed under there.

JB: Pushing stuff.

Jason: Pushing stuff around, yeah.

JB: That has happened with us.

Jason: Absolutely. Make sure your drawers and your cabinets are about thirty percent emptier than normal. It goes back to storage. You want to show people that there is some room there. Keep non-kitchen items out of the kitchen. I remember going looking at a house. A really nice house, an amazingly nice house. Out of my normal stuff, I checked the kitchen cabinets. Let’s make sure the sink is not leaking. Oh, there was like a coat, shoes, boots, and non-kitchen things.

JB: We do not need the football beside the toaster.

Jason: There you go. As much as you can, keep those things out of the way. The master bedroom, typically, what we see is you need to minimize furniture in there. There is usually too much furniture in the master bedroom. Is it time for a new bedspread? If that is something that is on your list because it does give it that nice polished look. You notice that when you go to the Hilton Hotel, there is not a picture of grandma on there or the dog or the cat or anything else. It is very neutral. It is usually just plain white. It looks clean and good. You want it to be clean anyway. Make sure you clean your ceiling fan, if you have one.

JB: Oh yeah.

Jason: I see that come up a lot. Again, about thirty to forty percent of the clothes in your closet can come out. We are collectors by nature and so, some of you guys put so many clothes in there sometimes they miss the two by fours when they hang the rod, the racks and they go through the wall. That is always a fun surprise on a new house. It is like the builder just did not quite hit the studs and the first thing that happens in a brand-new house is you just ripped the rack right off the wall. That is never good. Make sure the nightstands are clutter free and clean of all your debris of anything that you may have there. Master bath, another key, key area. Clean and make it sparkle.

JB: Make it shine.

Jason: Make it shine. Absolutely. Remove that brass shower door. I know you guys love me for my brass, but actually this is one of the number one complaints in 2017 on master baths, especially in houses between two hundred fifty and four hundred thousand dollars. Number one complaint on houses that our buyers walked in is why do they have a brass shower and everything else is updated? Well, because it costs seven or eight hundred bucks. It is a four hundred thousand dollar house. Spend the money. Remove that objection. Make sure the grout is all clean, looking good and ready to go. Sometimes we have missing grout, especially in the shower area. So, you want to go back, police that. Look at it. Make sure it is not there. If you have caulk around your tubs in all the bathrooms, not just the master, redo it. It is cheap. It costs almost nothing to re-caulk all the tubs, and it makes it look great and brand new. If you cannot caulk, then hire somebody to do it because it is kind of-like painting. Just because you can get it on the wall does not mean you can do it. Caulk is the same way. We do not want it to look like finger painting in there. But it is cheap, inexpensive and easy. The deck and the patio. Stain the deck. Typically, if it has been five years, it is time to do it. It keeps it sealed. It makes it look good. Check the rails for movement. Also your stair treads for safety. Make sure there are no nails sticking up. Make sure the treads are even. These are all things that come up on the home inspection. If you have a grill on your deck, make sure that it looks good. If it does not, get rid of it or buy a brand-new cover. If you like the old, ugly grill, buy a new cover for it.

JB: There you go.

Jason: Think about staging. And minimize the furniture. A lot of times we have way too much furniture on our patios and decks. It is like the catchall of the outdoor stuff. Just think about staging. Now, kids’ rooms. I will give you a little bit of a break on this one. Declutter as much as possible, but kids’ rooms are probably the most, well, not probably, they are in my opinion, the most forgiving rooms in real estate sales because everybody, if you have young kids, they are usually not terribly excited about moving. As the good parents that we are, we usually bait them into you can make your room into whatever you want. It is going to be the greatest thing in the world to move all the way across town or to a new city or whatever. So, whatever is there is probably going to get changed anyway. But it does need to be neat and clean and organized. That is really all you need to worry about. Living room. Holy smokes. How many people do we have coming over this week?

JB: Yep.

Jason: Minimize the furniture. Three sofas, probably not necessary. It seems that as we get older or as the kids get longer, it is just like everybody needs a sofa to lounge on. Minimize the furniture in there. Reduce the toy clutter as much as possible, And that is not only kids, young kids, because a lot of times mom will put toys and stuff in there. But this also applies to your pets. I know, do not send me any emails. I know they are part of the family. But when you are showing the property, perhaps the crates and the toys and the beds and all that should be put up. The fireplace, if you use it, make sure it is clean and ready to go with no issues there. So just make sure that you have got all those things in place. Tables and chairs, clutter free, and keep the scents delicate. Ode to Plug In is good but keep it minimal. It should be a wisp of fragrance. Right, JB?

JB: That is right.

Jason: I hope that helps. That is our top ten punch list to get you ready to go for the new year. Does it make sense?

JB: I am ready for it.

Jason: I think so. I think most people are ready for it. Anyway, everybody have an awesome, awesome new year. We will back, ready to go in 2018. We will see you then.

JB: Thank you. Great show. Happy New Year everyone. We will talk to you next year.

 

Posted in Radio Show
Dec. 16, 2017

Part Two Top 10 Reasons not sold

Jason Bramblett Real Estate Radio Archive

 

JB: Good morning welcome to Triad Real Estate 911 with your host Jason Bramblett. I am JB. For the next thirty minutes we are going to be talking all things real estate. We appreciate you joining us on this cold Saturday morning and we invite your calls if you have questions or comments for Jason the number here in the Studio 336-553-0796. 553-0796. We say good morning to the man who is always got a plan. Mr. Jason Bramlett. Good morning

 

Jason: Good morning, good morning hope everybody is, I guarantee if you went outside this morning you are awake.

 

JB: It is chilly out there.

 

Jason: It is a little chilly out there.

 

JB: Little frost on the pump.

 

Jason: Yes it was. So it was, it got your attention, quick. I think it is warming up now. Maybe it is 30. Yeah. Yeah definitely, definitely chilly. But we have had a good December man. Yeah it is been really good. So, who says you can't sell a house in December, man? It can happen.

 

JB:  You are Jason Bramblett. You can make it happen.

 

Jason: We can make it happen. And that is good. Good stuff. Actually, it is a pretty, pretty rapid pace of homes moving right now. So excited about that. So we are going to dig into all kinds of fun stuff today. We have been going through our top ten list. I guess I should have done twelve. Right? Twelve Days of Christmas. Twelve Reasons your house does not sell but

 

JB:  Well, we are up, we are down to nine days before Christmas I believe, so it kind of works out.

 

Jason: There you go. I was not

 

JB: Close enough.

 

Jason: Close enough. It will work. But here's the thing. Is your house ready to sell? Because many of you, there are lots of murmurs in the in the media and in the communities that the real estate market is good. I think I am going to sell in the spring. Okay. But are you ready? All right. So that is why we got the list. And today, just because it is almost Christmas, why not? We have got a little couple of things on our naughty list in there too.  We have got the list of the top 10 but then we also got a little sidebar there, J.B., of the naughty list for you guys out there. But it is interesting what you'll see in homes these days and out there in the in the Triad. So get a piece of paper. Grab a pen. Make some notes. We have got some good stuff coming your way. So if you have struggled, maybe you had your home on the market 2017; it did not work out. So maybe this will address some of those things. Or you are just getting ready and in the process of, well here is a good little checklist for you to go through. So all that is coming your way and you can give us a call if you have a question. It is 882-7874.

 

JB: All right. Well Jason let us jump right in. The number four reason your home did not sell

 

Jason: The number four reason is, so the perspective here is sometimes I will pretend as if I am the buyer. Right? And this is this is some of the stuff that they say. One thing they say is well we you know we like the floorplan. It is okay. We could probably deal with that. But the house has brass, chrome, bronze, satin, nickel. It is got a blend, the mixture, it is a hodgepodge of everything. They just need to pick a theme and stick with it, and that is true. And some of you have partially changed out different fixtures and lights in your home. But you know stick with a theme. Continuity is good. And I can assure you that brass is not. So get rid of that.

 

JB: Yes, the brass has got to go.

 

Jason: It has got to go. It has got to go. There is just too much wallpaper in this house to deal with, and wallpaper is probably the number one obstacle that we run into with younger folks and thinking about buying a house.

 

JB:  Really?

 

Jason: It is. It has been that way for years, and it is not that the wallpaper maybe is terrible. It is just they do not want to deal with the removal. Most of them did not grow up with wallpaper. They have no clue how you even take it off.

 

JB: Right.

 

Jason: Of course, you can hire people to do that. But there is the perception of that is going to be really, really expensive. So wallpaper is challenging it, and it seems to be there is just a generation of I do not want this.

 

JB: Right. And then there are some folks that will try to convince me that wallpaper is coming back, but those are also the people that I talked to that they have attempted to sell their home like three times and it still has not worked and I am like wallpaper, wallpaper, wallpaper.

 

JB: There you go.

 

Jason: But not everybody likes little ivy borders anyway. I will not beat the dead horse, but you get that you get the picture.

 

JB: We get it.

 

Jason: Can you get that paint off the popcorn ceiling very easily, Jason?

 

JB: Oh yeah, yeah.

 

Jason: We have talked about there is a difference between painting and applying color to the walls. And some of you have just applied color and smeared it, and the difference between a professional paint job and the do it yourself is, well there are no words truthfully because you walk into some houses and you are like what do you say? I can remember a gentleman. He was like, yeah, but I only touched the ceiling like three times. Right.

 

JB: Right there. Right there, and right there.

 

Jason: Exactly. It is really obvious.

 

JB: Yeah.

 

Jason: And I have actually had to go in one home it was so bad, I actually just told him, I said it would be easier and cheaper just to put crown molding up because you have just wrecked the ceiling. I guess you just, not good. So anyway, if you can paint it is okay, but I find that many, many folks out there simply cannot. It is so worth the money to get it done right. Right? It really is. So it looks like they had a roof leak, Jason. Why is that repair turning yellow though? Yeah. And so that is a fun one.

 

JB: Yeah, that is not repaired.

 

Jason: That is not, it could be that it is not repaired. And then also some of these things that you buy in the big box stores, these spray cans of whatever. Well, they do not necessarily make them to match every kind of ceiling paint. Right? And so, you end up with is a glob of whatever. And the other part to that is most owners, the first time they have ever sprayed something like that is the time that they went to apply it to this to the ceiling. So here is my tip. One, do not do it, but two, if you are going to do it anyway, go into your garage or outside, get a piece of wood and practice. Right?

 

JB: Right.

 

[00:06:50] Jason: Because typically what happens is you spray it like you are spraying silly string when you were a kid.

 

JB: Right.

 

Jason: And then you end up with like a stalactite hanging from where it was.

 

JB:: Right.

 

Jason: It does not fix well. And then so that looks terrible then you scrape that off and it just is a process and you end up with a big mess. And so just be careful, just be careful. Why is there a blue tint coming through the vinyl floor? What is that all about? Well, the glue on the vinyl a lot of times, especially you will see this round the commode, after time, and after so much water and leaks and things that happen there get under or even will actually absorb into the vinyl. It just turns this wonderful blue color. And it is obviously a very obvious sign that there is something not right. And so that moisture there is a red flag or a blue flag in this case. But it should not be there. And so if you have, especially you will see it around your commode and a lot of times around where the tub and the vinyl floor meet. You have an issue that you need to address. And so those are things that people look at and they are like hmm, I do not know if I want to deal with that. So think about how much will it cost to re-carpet the entire house because they only did the hallway and every bedrooms a different color. Ish. ISH. Yeah.

 

JB: That is a good one.

 

Jason: That is a good one. So, folks, bonding different materials together works. You can go from carpet to hardwood floors or carpet to tile. But going from beige carpet to blue carpet or gray carpet. Not so much. It just it is not a palette that people are looking for, okay? And so, I know some folks do that because they need to save money or the truth of the matter typically is they do not want to deal with getting all the furniture and everything out of a bedroom to put the carpet down. So they just do the easiest thing, the hallway, because there is nothing there. But then it just makes everything else look really not good. And you essentially have just wasted your money so do not do that. It would be better to do nothing truthfully in that situation. Or just deal with it and move the bedroom furniture and put it all down. So how do you clean two-inch-long shag carpet? That is something We have heard before. And is this stuff from the 70s? Because it is like 2017. You do the math on that carpet. Who knows what you are going to find in there?

 

JB: Wow.

 

Jason: But we have seen that, and I always thought, man, I wonder if you could like cut that up in squares and sell on eBay or something like retro carpet from the 70s. Somebody might do that. Why are so many the windows fogged in this house? I cannot even see out of this one.

 

JB: Oh yeah.

 

Jason: Yeah, that is not good. And so, this is another probably one of the top two issues that we see. Windows, folks they know they tend to want to see out of them. So if yours are cloudy or milky looking, they get kind of funky looking, where you cannot see out of them. That is just something you need to anticipate that a buyer is going to ask you to fix. Okay? And I know I have heard a lot, oh it does not really bother me. Well right. But you are also selling the home and wanting to get top dollar. Therefore, you need to make some changes. And it is really not that expensive to go in and change that glass out to make it look right. So I know this house is $400,000, but we really thought it had granite in the kitchen and more modern appliances. And so a lot of these things the price range of the house is, a lot of the issues that I see in today's market is actually now three to five hundred range. Some of the $150,000 and $200,000 homes we have on the market are more updated than somebody asking four hundred. And so guys, you are not, more than likely, and unless this is just an amazingly unique location in which nothing has ever been for sale in so many years, you are probably not going to get $400,000 for your home if it has you know almond white and black appliances mixed in with one another. And you do not have granite countertops of some type or quartz or something that is at least solid surface.

 

JB: Right.

 

Jason: If you have tile countertops in your kitchen that is not something I have really heard anybody asking for in a long, long time, right? I know it is not cheap to fix these things or it is not inexpensive to do that, but there are just certain things that are almost expected these days. So avocado green and harvest gold and all these other things, guys, know those have been out for, well I was not even probably born when some of those things were put in these houses. So you got to think about that. But you know having a green oven, a black dishwasher, and a stainless steel fridge, yeah, it is not really, it is not really the color palette most buyers were looking for. So think about those things as you replace things, get them together and make a match. So We have got a load more stuff to go through. J.B., let's do this. Let's take a quick time out. All right and then we will come back. We have got number five, but we have got the naughty list that they are going to stay tuned for.

 

JB: So there is a naughty list.

 

Jason:  There is one coming, and it is, I tamed it down. It is radio appropriate almost.

 

Jason: I cannot wait to see that. Folks stay with us. You are listening to Triad Real Estate 911 with your host Jason Bramblett. We are going to be right back. (in/out) Welcome back. You are listening to Triad Real Estate 911 on one with your host Jason Bramlett. And before we went to break, Jason, I was kind of intrigued because you havve got a naughty list, right?

 

Jason: Every good real estate guy should have a naughty list, right? Sure.

 

JB: I am intrigued. I want to know what is on the naughty list.

 

Jason: I am going to tell you. J.B., I have probably been in, I do not know, how many thousands of homes over the years but it amazes me what you will what you'll see. I mean it is just sometimes there are no words.

 

JB: Well and in full disclosure, we talk off the air, and it is amazing some of the things we really do not want to talk about because it is a family show. But it is incredible some of the things that people are capable of and what they do. But anyway, we will kind of jump into it. Keep it PG.

 

[00:13:28] Jason: Yeah let's just say there's some people's filters are a lot different than mine. Let’s put it that way. But it makes it interesting because you never, you never know. And some of the agents, they have to get creative in how they do the pictures to take certain things out of that and so we will make it appropriate for radio. But it is quite interesting that what we see, but as you all know, I speak you know brass is out. And normally that just pertains to the fixtures and the hinges and the knob. However, a brass stripper pole in the master bedroom is typically not something that is, well we just do not have a box for it. When we got to put it on the computer, there's just not a checkbox for that one.

 

JB: A pole in the bedroom?

 

Jason: Yes. And so yeah, that one

 

JB: There is definitely a niche there.

 

Jason: Definitely a niche.

 

JB: I do not know if it is a really big niche here.

 

Jason: Exactly. So if you have that in the master bedroom, here is my most professional advice I can give you. Remove it. You know while you are selling. Take a break for whatever and just like we are changing the brass hinges, this is something we probably should get out.

 

JB: Do potential buyers say you know we really would like the house but if it just had a pole in the bedroom. You say well as a matter of fact.

 

Jason: Well as a matter of fact yes.

 

JB: We will just pull it out of the garage and install it here.

 

Jason:  There you go. There you go. So it is yeah interesting. I had a young couple I met with I do not know how many, it has been a lot of years ago, but they had a, I remember the house. It was phenomenal. I mean they had impeccable paint. I mean everything had been just awesome. The house was staged, ready to go. I thought hey this is a slam dunk. I mean going through the whole property, and then when I went into the master bedroom I was greeted with wall to wall photos of the spouse which okay no big deal. But I can assure you these photos they did not print at CVS.

 

JB: Oh yes.

 

Jason: Yes. And so

 

JB: They were very special.

 

Jason: They were very special. The interesting thing is we went in, and you know I walked in first, and I was like holy smokes. And they are just like well we have enough furniture in here and this is this, and I mean just talking like we are just having lunch, and I am really just as uncomfortable as I can be right now, and you guys are worried about if you got too much furniture in here so.

 

JB: Wow.

 

Jason: It was, and then so, I walked in and turned right around and of course, I walked in first. They were behind me. When I went to turn around, they are both in the doorway and they both stop and they just want to talk, and I am like I really want to vacate this space right now. And it just man

 

JB: It was very uncomfortable

 

Jason: Very uncomfortable for sure. I know some of you have some art and some different things in your houses, and so just remember that it is not just people like you that are coming to your home, right?

 

JB: Right.

 

Jason: I mean we do not have a hey-if-you-are-just-like-me-come-see-this-house-type advertising. There are going to be kids coming home all different ages and different things. And so, think about the things that you have in your property. I know some of you quite matter of fact they told me you do not really give a rip. But you also are limiting the number of people that are going to even consider buying your house.

 

JB: Right.

 

Jason: And so just you know think about that. Think if grandma was coming over, right? And those are the type of things that you should maybe be displaying. But any way, it is interesting. I remember I went into a home, and I think it was Winston-Salem, and I go in and the first thing that I see is walking in and it was done to the nines. I mean this house was amazingly nice, but they had an oil-type painting over the fireplace. It just happened to be a unicorn. No big deal. That was not so bad, but it was the rider on the unicorn was, well it did not have very many clothes on. As a matter of fact, they did not have any on at all. So that was kind of interesting.

 

JB: That is interesting.

 

Jason: And as I walked through the rest of the house, the refrigerator was done and like this whole Cher motif. And so, it kind of offset I guess to the unicorn issue. But anyway, it was interesting stuff that you see out there.

 

JB: Cher and unicorns.

 

Jason:  Cher and unicorns. You got to love that. So anyway, you may need to think about those things. And again, you know this is where we can come in and this is where I help folks that hey, we can help you neutralize your home. And I realize sometimes you just have things going on in your house and there are things in there you just had not even thought about.

 

JB: Right.

 

Jason: Just whatever. And it is just hadn't given it any thought. And then it is like oh yeah. Because usually when I mention some of these things to folks, they are like, oh yeah, you know we just you know we are so used to that we did not even think anything of it you know. OK great. But I have had some people argue about no, no we are not going to do that. So like the guys that I went over to put their home up for sale a few years ago and they had about a 9-foot hooka something the machine in the living room.

 

JB: Oh, okay.

 

Jason: And so I do not know if I do not know if that was the smell of incense or not, JB, but

 

JB: Probably not.

 

Jason: Probably not. And you know probably not what you just want to have out there for everybody to see. And so again it goes back to who are you attracting to your property, and we want to attract as many people as we possibly can because that creates demand and when you create demand you can get a really good price. You never know who is coming through your home. I remember many, many years ago we showed a property and I was working with Guilford County sheriff at that time. We go into the house and there is a certain aroma that hits us as soon as we walk in and we hear the backdoor slam. I was like ooh, I did not know anybody was going to be home. Go look and there are a couple of young teenage girls dashing out the back door of the house that had skipped school for the day and had partaken in some activities. Brownies, let’s put it that way. Yeah.

 

JB: Having a snack.

 

Jason:  So teenagers, if your home is for sale, you might not want it, you might want to go to your friend’s house. Let's put it that way.

 

JB: Or just go to school like you are supposed to.

 

Jason: Yeah

 

JB: And then you do not have to worry about things like that.

 

Jason: So that made for an interesting showing as you are going through with law enforcement and so, but you know it is just the things of real estate that you see, and we can help you overcome lots of things. These are just some fun little things in my twenty years that I am just, you walk in and you are like, wow. Okay, it is going to be a good one. It is going to be an interesting time. So anyway, but we could get back to, let's get back to the top ten list.

 

JB: Let us jump back in. We have got a few minutes.

 

Jason: Let's do it. Let's see, where are we at? Number five right now right?

 

JB: Yes.

 

Jason:  So if this house is $300,000, could they not get the mildew from around the tub and re-caulk it, right?

 

JB: Yeah.

 

Jason: And I will promise you I've seen that as high as a million dollars before. Guys, just the simple little details, and it is somewhat the things that you get used to that we can help you out with. It says the heating and cooling was replaced in 2013. That sounds great. But did they get a permit from the municipality to make sure it was done properly, and just because you obviously would have hired a heating and cooling company to this, folks, it is you, the owner's responsibility, to make sure that the permit is pulled because a lot of these contractors if you say come over put a heating and cooling system in, they will just do it, and sometimes they do not get a permit and that falls on you. And if enough time has elapsed, you will have to bring it up to the current code. So if something changed in this example between 2013 and 2017, it is going to cost you more money.

 

JB: That is right.

 

Jason: So think about those things. There's a lot of green looking stuff around the hot water pipes. What does that all about?

 

JB: What is that?

 

Jason: And so again small details. It is nothing big. It is a little corrosion or whatever, but it just needs to be cleaned. These are things that people enough of these little things and it gives hesitation to buyers. It gives hesitation to well, if I can see this and it is a lack of maintenance, what can't I see that is wrong with this house. Right.

 

JB: It is put that doubt in there.

 

Jason: It puts that doubt in there, and when you have doubt, typically what do you do? Your reaction is I better offer lower, low price.

 

JB: I do not want this house. That is not what you want.

 

Jason: Exactly. So We have got many, many more things in next week to come. We'll get through this top then list this year. Stay tuned. Join us next week we will pick up at number six. Everybody have an awesome, awesome week.

 

JB: All right. Great show.

 

Posted in Radio Show