FSBOs do not receive the exposure needed to sell for top-dollar. FSBOs cannot personally advertise in the multiple listing service (MLS) because these systems are open only to licensed real estate brokers. FSBOs also do not have access to many of the popular home search engines and websites and therefore receive a fraction of the exposure they would if their home were listed with a Realtor. A small buyer pool translates to lower demand and purchase price.

Agents are less likely to show FSBO homes: Many agents choose not to show FSBOs because they do not want to negotiate a deal with a self-represented seller. Working with an inexperienced party can mean a significantly more challenging transaction. Additionally, on a typical sale, the buyer’s agent is compensated by a percentage of the commission that the seller is paying the listing agent. Without a listing agreement, there is no guarantee that the buyer’s agent will be compensated.

FSBOs are often priced incorrectly: Numerous FSBO sellers do their own market research and end up pricing outside the market. Without access to resources such as the MLS, sellers often rely on inaccurate or outdated data from sources such as Zillow or anecdotal evidence from their neighborhood. Sellers often feel their home is worth more than the comparable sales due to recent updating, even if those updates do not translate into a dollar-for-dollar return. Overpricing a home is a sure way to deter potential buyers. The other extreme could be that the homeowner seriously underprices his or her home, and because of the minimal marketing exposure and lower amount of showings, may feel that the price is at market. A skilled Realtor will provide a detailed market analysis and tips for improving the home’s appeal and value.

Buyers want to save money, too: Many of the people viewing a FSBO home are bargain hunters and want to share in the commission savings. Their line of thinking is that the seller is not paying a commission, so they should be able to offer less for the home. Sellers end up receiving low-ball offers.

Buyers can feel daunted: Buyers may be less inclined to make an offer if they know they will be negotiating directly with the seller. Having a Realtor to mediate on each side creates a diplomatic buffer between the seller and buyer.

FSBOs must navigate legal challenges: Real estate transactions are loaded with potential liability for unwary sellers. Completing the required paperwork on their own is risky and can lead to litigation if the contract is breached. A real estate attorney can be hired to complete the mandated documents for a flat fee; however, a lawyer’s job is solely to facilitate the paperwork. A Realtor representing the seller, by definition, is an agent for the seller and must be loyal, represent the seller’s interests, and will counsel the seller on how to achieve the best price and terms.

The Steller Group’s listings are professionally staged, photographed, marketed and syndicated to more than 350 of the world’s most popular real estate search engines, making our clients’ homes stand out compared to the competition. Our team of experienced professionals ensures our listings are properly prepared for a sale and priced accurately. We sell 100% of the homes that we list, and our skilled team negotiates top-dollar for every home sold. If you would like more information about how we work, give us a call or visit our website!

www.StellerRealEstate.com
303.539.5228

Having termites depends upon certain favorable conditions, such as poor drainage and wood to ground contact.  Because of the general lack of concern for termites in Colorado, housing construction has given little attention to the basics of termite-proofing that are standard practice in other areas of the country, and Colorado homeowners need to be aware of the potentially expensive destruction that termites can cause.  With hard saw-toothed jaws, they are able to shear off extremely small fragments of wood, leaving distinctive “mud tubes” to gain access to additional food sources and to protect themselves from the open air.

Landscaping methods throughout urban development have increased the termite population in Colorado.  When poorly directed home irrigation creates drainage areas close to foundation walls, an increase in moisture occurs around buildings. Poor grading and improper watering techniques can cause soil to remain moist enough to favor the habitation of termites. If there are cracks in the foundation, this will set the stage for an enticing entry into and habitation of a home.

Because humid areas of the house help promote termite infestations, it is important to make certain that crawl spaces are well ventilated. A greater threat exists within homes where the basement is wood over dirt, as opposed to wood over a concrete slab.  Additional sources for termites include firewood piles close to the home and an abundance of buried wood in the form of fence posts or dead tree roots that have never been removed from the property.

The most common way to detect termites is by viewing the winged adults emerging from inside a building, generally in the spring or fall when they are looking for light to fly toward.  However, by the time they become visible, much damage may have already occurred.  Therefore, the best way to detect termites is to hire a professional pest control company to inspect your home. Prevention is the key factor.

When you are purchasing a home in Colorado, your inspector will assess the property and alert you if termites are a concern, but their inspection may not be exhaustive.   We greatly encourage an inspection by a professional pest control company in every home where there is a likelihood of termite presence.

The Steller Group wishes to heighten your awareness and encourages professional inspections.  We stand ready with referrals at your request.  Our experience will give you peace of mind when making the decision to purchase a new home.

These days, it is not surprising for a buyer to prepare to submit an offer on a property, only to discover there are already two or three offers already in, and the listing agent is calling for everyone’s “highest and best.” Unfortunately, many buyers lose out on “the one” after waiting one day too long or offering lower than the competition.

So what is the takeaway from this? This market is no longer a situation of buyer versus seller. It is a competition between you and several other buyers. If you want to win that competition, keep these guidelines in mind:

1) Get prequalified with a trusted lender. Even better, get preapproved. Sellers are much more likely to consider your offer when it is accompanied by verification from your lender that you can follow through on the purchase.
2) Consider not only the amount of the loan the lender will allow, but also what you feel comfortable spending every month. Take an honest look at your budget, and try to keep your house payment at or below 25% of your monthly take-home pay. When you have established what this translates to in the purchase price, don’t distract yourself by looking at homes that are priced higher than this parameter.
3) Ensure that your Realtor researches the buying trend in the area you are interested in. You need to know whether the home you fall in love with is priced accurately. With the combination of low inventory and the influx of buyers searching for homes, it is pivotal to know if it is prudent to give your highest and best offer right away.
4) Work with someone you trust and with whom you can communicate well. Choose a Realtor with a proven track record who prioritizes your goals, understands your lifestyle and is experienced in your area of interest. Also pay attention to the amount of time they have available to dedicate to you and your search. Realtor-client relationships that “fit” will enable you to successfully find the home that matches every one of your needs.

When you choose The Steller Group to represent you in your home purchase or sale, our skilled team and extensive professional network will be behind you every step of the way. We are committed to putting clients’ needs first. Our mission is to consistently deliver superior results. As your real estate team, we will listen to your concerns and focus on your needs. Exceeding our clients’ expectations and making their lives easier is what drives us. When you start thinking about a move, give us a call at 303.539.5228. We appreciate every opportunity to earn your business!

with The Steller Group’s professional stager, Carolyn Brake – a $170 value! This transferable consultation can be used for decorating, downsizing or organizing that space in your home that has been eluding you! Register by February 28, 2013.

Carolyn Brake is The Steller Group’s dedicated home presentation and listing specialist. Carolyn combines 22 years of product design, customer service and marketing experience with her mastery of style and décor to make every Steller Group listing “show-ready” and every homeowner prepared for the experience of being on the market.

The Steller Group prepares and showcases properties for maximum impact to achieve the highest return possible for our clients. If you or someone you know is thinking of selling or buying a home in the Denver area, give us a call at 303.539.5228 or email Info@StellerRealEstate.com.

Protect yourself and your investment. Hiring a buyer’s agent is free to buyers, as the seller is responsible for paying both agents in the transaction. Working with an agent saves money, time, hassle and risk for the homebuyer. Considering this is usually the largest purchase you may make in your lifetime, having professional counsel from an agent with a fiduciary responsibility to you is a wise decision. Choose someone trustworthy, knowledgeable, and who you are comfortable enough with to freely and openly communicate.

The Steller Group has created a model that goes beyond the standard service that typical brokers provide to their buyer clients. We call it The Buyer’s Benefit. Here’s how it works:

Our lead buyer’s agent, Emily Medsker Jones, and our team’s showing specialist, Sean McNamara, work together within an infrastructure that provides expert, responsive and personalized service to our buyer clients. When buyers begin working with The Steller Group, Emily meets with clients to determine exactly what they are looking for in a new home. Once the top list of homes is determined, Sean shows the properties to the clients. While viewing the homes with the clients, Sean is listening and learning more about their needs. As Sean and the buyers hunt for homes, Emily is searching new options, researching values and writing offers. The clients may find the perfect home quickly. But if not, Sean and Emily will continue this collaboration until they track down the perfect fit.

After the buyers have found the house they want to purchase, the most important part of Emily’s job begins. She determines fair market value, discusses the contract process with the buyers, and then negotiates the purchase of the home. Emily advises the buyers on all aspects, deadlines and obligations of the contract. Emily attends the home inspections with them and helps determine what items may need to be addressed by the seller, including negotiating an inspection resolution. She works with their mortgage lender to make sure the lending process is going smoothly. Once the loan process is complete and we are ready to close, Emily coordinates with the title company to schedule closing, makes sure the final numbers for closing are correct and that the home is ready for the happy new owners.

The Buyer’s Benefit structure ensures our clients receive superior service. The system allows Sean and Emily to focus on their areas of expertise, while they in turn are supported by our complete team of transaction coordinators and real estate assistants.

That perfect home for you is out there, and we will find it for you! Contact us at 303.539.5228 or Info@StellerRealEsate.com  when you are ready to begin the journey.

There are so many positives to staging your home that there is absolutely no reason not to do it. According to the National Association of Realtors, professionally staged homes are proven to sell 49% faster and for 7 to 11% more than homes without staging. It will also actually make preparing your home for sale less overwhelming. With the professional direction and collaboration from our dedicated in-house stager, Carolyn Brake, your home will be “show-ready” and you will be prepared for the experience of being on the market. The advice Carolyn gives and the steps she takes are all focused on creating an environment that makes potential buyers want to live in your home.

While you may have already read an abundance of staging tips in the past, the following is a brief bit of advice to remember: we are not just selling features, we are selling the experience of living in your home!

Examples of How to “Sell the Experience”:

• Front porch: Set out chairs, a small table and pots of flowers to sell the experience of watching children play in the front yard, chatting with a friend, or just enjoying a cup of java!
• Formal living room: Change this room into a space that has an actual function (a library, music room, wine tasting room, etc.). Create the experience of truly living in every room of the home!
• Back patio or deck: Illustrate the experience of entertaining family and friends by putting out a patio set, outdoor rug, grill, flower pots, etc. Outdoor living has a strong draw for buyers!
• Master bedroom: The “hotel suite” is immensely popular right now. Romantic light. Lots of pillows, sheets pulled up tight and a comforter folded at the foot of the bed. Sell the experience of making the master bedroom a true retreat.  No TVs, desks, computers or exercise equipment.
• Master bath: Buyers want to think they are going to have time to take a bath some day. If there is a tub, present a spa-like experience by setting out fluffy towels, upscale bars of soap, candles, a vase of silk flowers, etc. Remove rugs and mats from the floor to show off upgraded flooring if you have it.

The home is staged. Is it ready for market now?

Not quite. After setting the stage, the key to bringing buyers into your home is professional photos and a virtual tour. Savvy homebuyers are researching homes on the internet and skipping over listings with dark, cluttered photos. A virtual tour is essential, especially for those out-of-state buyers. When you list with The Steller Group, we hire professional photographers who use HD technology and will showcase the finest points of your home. Contact our team today at 303.539.5228 or Info@StellerRealEstate.com to discuss our additional marketing strategies and what we do to ensure you achieve the best possible results from the sale of your home.

Visit www.StellerRealEstate.com to view our featured properties, read testimonials from our past clients, and learn more about our team.

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Here’s to prosperous and peaceful 2013 from The Steller Group!

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The goal of the home inspection is to provide homebuyers with knowledge on any health and safety issues present in a home. Those are the main issues that the homebuyers will then focus on when requesting repairs from the seller. In addition, the home inspection provides the buyers with a list of items that may require general repair either now or sometime in the future. Those items are commonly determined to be the responsibility of the new homeowner.

A typical home inspection of a 1,500 to 3,000 square foot home will usually last between two and four hours. Prospective buyers are encouraged to walk through the inspection with the home inspector. This gives the buyers an excellent opportunity to learn about the home they are planning to buy. The inspector will examine all major components of the house: roof, attic and insulation, electrical system, plumbing system, all appliances, windows, outlets, doors, garage, exterior grading, siding, HVAC, air conditioning and more. Homebuyers are then provided with a comprehensive and detailed report on all systems. The inspector will flag all safety issues, issues of major concern, issues of minor concern, and items in need of general maintenance.

There are other inspections available besides the general home inspection. The Steller Group always recommends two additional inspections: radon testing and a sewer scope. Many home inspectors are certified radon testers and can run the test prior to the inspection so that results are completed by the time of inspection. A sewer scope is performed by a plumber at the time of inspection to check the sewer line for any cracks or off-sets. In addition, if there are indicators that warrant further investigation, a buyer may bring in a mold inspector, asbestos inspector, lead based paint inspector or any other professional that would provide an assessment of an area of concern.

In our opinion, the most important part of the home-buying process is the home inspection. If you need a recommendation for a home inspector, please contact The Steller Group at 303.539.5228 or Info@StellerRealEstate.com. We do business with multiple inspectors who are experienced, trustworthy and capable, and we would be happy to introduce you to these pre-screened professionals!

As opposed to realtors and mortgage lenders, home inspectors do not have to be licensed. However, most professional home inspectors working in the Denver Metro real estate market will be member of one of the following organizations: National Association of Certified Home Inspectors, International Association of Certified Home Inspectors or American Society of Home Inspectors. As members of these organizations, inspectors commit to standards of practice and benefit from ongoing educational programs. By selecting an inspector that belongs to one of these organizations, you can be secure in knowing that he or she has industry training.

Remember, in real estate first impressions are not important — they are crucial. If you are thinking of putting your home on the market and need guidance with updating or staging, The Steller Group provides those services! Along with the proven expertise of our agents, we also have a dedicated professional home stager on staff to ensure your home stands out from the crowd.

For the DIY approach, read on to learn about the latest developments in decorating that get worked into our staging process.

Wall Colors

• Neutral is still the way to go when selling a home. Imagine warm oatmeal tones that will go with anyone’s furnishings. White walls are not generally appealing to buyers because white is considered a cold color. However, if interior painting is outside the budget for a home seller, color can be added through draperies, artwork and accessories. Painting strategic accent walls is also an effective cost-saving approach.

Flooring

• If you have worn carpet with hardwood floors underneath, we recommend pulling the carpet and refinishing, polishing or deep-cleaning the wood floors, depending on their condition. If you are considering replacing carpet, linoleum or tile, wood floors are the best bang for your buck. Wood floors continue to be extremely popular and this straightforward improvement will more than pay for itself.
• When considering product, our experience says that real hardwood floors are best, while prefinished wood floors are also good alternatives. Laminate wood floors are less expensive but less desirable. Consider the other finishes throughout the home before choosing a style.
  

Furniture/Décor Colors

• Your home doesn’t have to be completely refitted with new furnishings when you sell.  We work with what you have and make it all come together by bringing whatever enhancements are needed to help round out the look! Regarding color schemes, this season it may seem like sage green, rust and gold will never grow old, but there are new variations that really pop, such as olive green paired with shades of purple or pumpkin spice paired with chocolate. A hint of black in any room is hip and elegant!

Furniture Styles

• Casual Contemporary – compared to ultra-modern, this style consists of more of an updated traditional look with straight, clean lines.
• Mid-Century Modern – a varied theme on casual contemporary. Stylish, clean, vintage look that emulates the 50s and 60s.
• Tuscan – a motif that continues to be popular in a more traditional home with many Tuscan architectural features like columns, niches and curved arches.

One of the costliest mistakes made by home sellers is to ignore the visual psychology involved in gaining a buyer’s immediate attention. Do not ignore this critical strategy! Call us if you are considering a sale, even your timeframe is a few years down the road. The edge we can give you is significant.  Contact us at 303.539.5228 or Info@StellerRealEstate.com to discuss our additional marketing strategies and what we do to ensure you achieve the best possible results from the sale of your home.

Visit www.StellerRealEstate.com to view our featured properties, read testimonials from our past clients, and learn more about our team.