The Top 5 Do’s and Don’ts in Home Staging

Posted on February 20, 2015 by bestofshelbycountyky

The Top 5 Do’s and Don’ts in Home Staging

Posted in Staging Tips, by Blog Contributor on February 16, 2015

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By Patti Stern, PJ & Co. Staging and Interior Decorating

The early spring home selling-season is kicking off. There’s no time like the present to start decluttering and transforming your lived-in home into a show-worthy property to make a positive impression on potential buyers. That means attending to the most important details that will create mass buyer appeal and increase your home’s value.

“A seller has to try to be objective by looking at their home as a product or some other commodity that one would purchase,” says Lisa Gallagher, a real estate professional with William Raveis, Newtown, Conn. “You have only one chance to get it right so present your home in the best possible light.”

Indeed, 95 percent of homes that are staged by professional home stagers sell, on average, in 35 days or less and for near the asking price – versus 140 days for non-staged homes, according to a study by the Accredited Staging Professionals (ASP), a national staging trade organization.

Staged homes also show better in photographs.

“Homes that are prepared for market and look good on the Internet, usually sell the quickest,” Gallagher says. “Time is money and less time on the market means less stress and frustration for the seller.”

While some homes may require more work than others, the following represent our top staging “do’s and don’ts” that are essential in getting your property ready for sale.

PJ & Co.’s Top 5 Do’s in Home Staging

1. Focus on curb appeal.  Make the best first impression by sprucing up the lawn and landscape.

Remove dead or overgrown shrubs.
Touch up any peeling paint, and power wash the outside if needed.
Repair any cracks in the driveway and walkway and also power wash steps and railings if necessary.
Look at the outdoor lighting. Is it time to repair or replace?
Add welcoming touches to the front door including seasonal plants and a fresh welcome mat.
Ensure that you have a prominent, working doorbell and that the front door is freshly painted.

2. Declutter and neutralize.

Look at each room objectively and start packing.

Remove anything that will distract buyers from seeing your property, including personal collections (yes, that sports memorabilia room has to go!), a wall of family photos, newspapers, books and magazines, etc.
Consider donating outdated furniture and household accessories to a local nonprofit.

3. Refresh walls, rugs and windows treatments.  When was the last time your seller painted? Are their imperfections or scratches on the walls? Is the current paint color dated? If so, consider adding a fresh coat of neutral paint. The same applies to area rugs and carpeting. Be sure to have them professionally cleaned and, if dated, consider replacing. If you have hardwood floors under the carpeting, you’ll find it worthwhile to remove and refinish the floors so you can then use the hardwoods as a selling-point. As for window treatments, replace any outdated or specific styles. Or if you have great windows — make sure they stand out by removing all of the window treatments.

4. Brighten and add warmth.    

It’s important that the home feels light and bright. Open the curtains wide (or replace as indicated above) and let in as much natural light as possible. Also, replace any light fixtures that are outdated and make sure all existing lights are working.

5. Make it shine.  Clean, dust, vacuum, and deodorize. Think: aggressive spring cleaning!

We often suggest to our clients that they have a professional service clean the property from top to bottom — including the walls, ceilings, and baseboards. Dirt eats equity. The more your home shines, the better for prospective buyers. Windows and mirrors should be free of fingerprints, and hardwood floors should shine.

Scrub bathrooms and kitchens so they sparkle. Don’t forget to dust lampshades and curtains too.

Top 5 Don’ts in Home Staging

1. Don’t be emotionally attached.  As soon as your sellers make the commitment to sell, they need to look at their end goal. Are they downsizing, moving to be near family, or a warmer climate? It’s important for them to emotionally detach from selling their home. Any negative remarks you gather as their real estate professional from home buyers, the sellers need to be able to use as constructive criticism and be willing to do what it takes to get their “product” sold timely and for top dollar.

2. Don’t be afraid to team up. Selling a home can be overwhelming. Just packing and decluttering is a monumental task and that is why using a professional home stager is an investment in getting your property sold. A professional stager (not a decorator) is an expert who can look at the home objectively and provide proven methods to help enhance your clients’ home showings.

3. Don’t leave anything broken.  Everything should function properly and be in working order. Sellers need to make sure they repair leaky faucets, cracked windows, loose doorknobs, broken tile, as well as replace any light bulbs that don’t work.

4. Don’t invest in major renovations.

Now is not the time to gut the kitchen with a complete makeover. Keep it to the essentials in giving the home a basic cosmetic fix. Painting goes a long way in providing a modern “facelift” to a home, from the kitchen cabinets to the bathroom vanities. Update a home by adding new flooring, if needed, a new bathroom vanity and light fixture, and making any necessary repairs — those projects can be worth the investment to get the house sold.

5. Don’t buy all new furniture.  Rearrange and put away excessive pieces to simplify and make the room appear larger. Update or hide imperfections in the sellers’ furniture with new throws and pillows. However, if your sellers are already planning to purchase updated furniture for their new home, they may want to consider buying sooner for selling purposes too.

For more examples of interior decorating and home staging, visit www.pjstagingdecorating.com.

ABOUT THE AUTHOR: Patti Stern, principal, interior decorator and professional stager of PJ & Company Staging and Interior Decorating, has been decorating and staging homes since 2005. She and her team provide turnkey, full service home-staging and interior decorating to clients across Connecticut, New York, and Massachusetts. She also developed an award-winning staging program for luxury home builder, Toll Brothers. Stern has been featured in Connecticut Magazine, the Hartford Courant, Danbury News-Times and on NBC Connecticut and FOX TV. She is a regular contributor to REALTOR Magazine’s Styled, Staged & Sold blog. To contact, e-mail Patti Stern at patti@pjstagingdecorating.com

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Posted in Homes for sale in Louisville, Real Estate issues in KY, Selling my home in Shelby county KY | Tagged Cabellas, Home staging, Louisville Homes for sale, prep your home ky, sell my home | Comments Off

Mobile Real Estate App ANYWHERE IN THE US -www.AdamBorders.com

Posted on February 16, 2015 by bestofshelbycountyky

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10 best resale upgrades Decor Focus – www.AdamBorders.com

Posted on February 16, 2015 by bestofshelbycountyky

10 best home upgrades for resale-Decoration Focus

Consider giving your home any of these 10 upgrades when looking to sell.

If you’re preparing your home for sale, there are certain improvements that are definitely worth their cost in helping to attract more buyers, sell your home faster, make back most (or all!) of your investment, or even increase the value of your home. We asked Toronto agent Matt Dawson of Chestnut Park Real Estate about what he sees as the 10 best upgrades you can make to your home, whether you’re selling now or later.

1 Kitchen

A state-of-the-art kitchen is one of the most popular renovations for earning back most, if not all, of its investment. Even if you don’t fully gut and renovate, certain upgrades –granite counters, hardwood or high-end tile floors, premium appliances (especially stainless steel), islands and undermount sinks — attract attention and can increase value.

2 Hardwood floors

Especially on the main floor, hardwood is perennially popular with buyers. If your floors are refinished but worn, have them lightly sanded and resealed. If they’re very beaten up consider replacing them.

3 Premium broadloom

Broadloom is popular too (especially for bedrooms), but only if in top condition. If it’s worn, soiled or out of fashion, replace it with something more contemporary. Neutral, lightly textured weaves such as wool “sisal” are fashionable right now.

4 Master suite

If your suite is a bit tired, it’s worth upgrading, especially if you can afford a few luxuries such as a whirlpool or air jet tub, separate shower with a rainshower head, double sinks and/or heated floors. If you don’t have a suite, perhaps you can install one by stealing space from the master bedroom or a room next to it.

5 Radiator covers-If you still have one…

It’s a simple carpentry job, but makes almost any older home seem more gracious.

Posted in Buying a home in Kentucky | Tagged decor updates to sell your home, Selling a home in KY | Comments Off

How To: Sell Your Home in Winter -AdamBorders.com

Posted on February 15, 2015 by bestofshelbycountyky

Many Home Buyers Hibernate for the Winter, But Serious Shoppers Stick Around

It’s true that many home shoppers stop looking during the winter, and there are several reasons why. Some don’t want to go on home tours when the roads are slick, others want to wait until more homes come on the market in spring, and many don’t want to change their children’s school mid-year. However, those who do need a home during the winter season are the most serious, often looking to move because they need to, not because they want to. This can put the seller in an advantageous position if they are flexible with the timing.

Many people believe it’s harder to sell your home in winter than summer. But there are a number of real advantages to selling during the cooler months, says Kathy Monahan, an agent with Forest Hill Real Estate Inc. in Toronto.

For one thing, removed from the sometimes frenzied action of the spring market, sellers can take a little more time to consider offers, and with fewer homes on the market, there’s less competition. And don’t worry, says Kathy: the things that lead people to make new home purchases — a new job, a growing family, up- or downsizing — happen all year round, and there are still plenty of buyers out there. In fact, winter is a great time for playing up your home’s cosy, family-friendly charm.

Start with the exterior
As with any time of year, make sure that the house looks well maintained and cared for, with gutters clean and minor repairs taken care of. While you can’t paint in winter, washing paintwork and siding with warm soapy water on a mild day can make a big difference. Make sure the windows are freshly washed as well; winter light has a way of highlighting grime.

Tend to foliage
Make sure that shrubs and tree-branches bent down with snow don’t obstruct walkways or entrances; brush the snow off or prune if necessary. (It won’t hurt them.) Ensure that the walkway is shovelled and ice-free before every showing; not only is this a courtesy and crucial to making the home look well maintained, but if a visitor slips and is hurt, you could be liable for damages.

Adorn the entryway
A wreath on the front door, Christmas lights and a garland hung on the doorframe or front porch present a welcoming entry. Plant urns with festive greenery, the fuller the better: along with cedar or pine boughs, tuck in sprigs of holy, dried berries, magnolia leaves, corkscrew hazel or red osier branches, with silver ball ornaments and perhaps gold wire ribbon woven through the arrangement.

Make a good first impression
Once a prospective buyer comes inside, remember that you may have only 10 to 15 minutes to make a lasting impression. (A small but crucial point for unoccupied homes: make sure the heat is turned on several hours before the showing. All the window-dressing and staging in the world won’t entice buyers to linger inside a home that’s freezing.)

Light candles
Romance visitors’ sense of smell by lighting fragrant candles or placing bowls of potpourri in main rooms. A time-honoured but still effective trick, especially on a cold winter’s day, is to have a pot of cider simmering on the stove, or cookies or fresh bread baking.

Protect the floors
To protect your floors, put down rubber mats by the door for snowy boots; buy a few pairs of comfy one-size-fits-all slippers from a department or discount store for visitors to wear while they view your home.

Light a fire
If you have a wood-burning fireplace, light a fire and let it glow during the showing. Put big, colourful poinsettias in each main room, including the kitchen; consider more modest winter flower arrangements or amaryllis blooms in other rooms, such as the bath and master bedroom. Decorate banisters and mantels with pine garlands (natural ones impart a delicious, nostalgic fragrance); a decorated and lit Christmas tree or menorah enhances an image of home and family.

After the holidays, seasonal decorations can be taken down, but urn arrangements and even the front door wreath can stay up for the rest of the winter, if it isn’t too Christmasy in design. Make sure you continue to maintain walkways clear of ice and snow, and think warm thoughts!

All home in our market are here

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Buying a Home in the Winter – Yes you can -Adam Borders

Posted on February 15, 2015 by bestofshelbycountyky

Spring and summer are the high season for home sales, but winter can be a buyer’s market. If you don’t mind a smaller pool of homes for sale or moving around the holidays, winter might be a good time for you to house shop.

Less Competition, More Leverage

Since spring and summer are the most active real estate seasons, many home sellers wait until then to list their homes. That means there are fewer homes for sale in the winter, but the sellers often have strong reasons to sell their homes soon, such as job relocation. These motivated sellers can be a boon to the home buyer.

Search for homes for sale here

While there are fewer homes to choose among, the smaller selection can save you a lot of time. Do you really want to traipse through 50 houses? It may be simpler to view the handful of homes for sale in the winter and choose the one that best suits your needs.

Just as there are fewer homes for sale during the winter, there are fewer buyers, too. That means less competition and sellers who are more willing to accommodate potential buyers. Use this knowledge to your advantage. Offer a relatively low (but not insultingly low) bid for the home you’ve selected, or ask for perks such as the living room furniture or the chandelier that you admire. The low number of potential buyers also means you have more time to make your decision. In the spring, you often need to choose a home and act quickly, but in winter you may be able to take your time.

Assessing a Home’s Winter Fitness

Viewing homes in the winter lets you see how it holds up to the weather. Did you feel cold while looking through the house? Is there a functioning heating system and hot water? Are the windows letting in drafts?

Availability of Agents and Others

Another advantage of buying a home in the off-season is the greater availability of industry professionals. Real estate agents will have fewer clients and more time to focus on your home search. Lenders will be more accessible for questions and assistance. Some lenders even waive fees during the off-season to encourage borrowers to use their services. Likewise, movers tend to lower their costs during the winter months.

Gray Gardens or Winter Wonderland?

Home buyers can be turned off by the bleak look of prospective homes in winter. Bare trees and lawns covered in gray snow aren’t the most picturesque. However, you’ll be able to see how well neighbors tend driveways and sidewalks, whether the town plows or salts icy streets, and whether kids come out to play in the snow. Around the holidays, you might even see the neighborhood decorated in its winter finest.

Posted in Buying a home in Kentucky | Tagged Farms for sale in Shelby county, homes for sale in Shelby county ky, homes in shelbyville, ShelbycoKyMLS, Simpsonville | Comments Off

Posted on February 12, 2015 by bestofshelbycountyky

Keller Williams Farm and Ranch Representative in Shelby, Spencer, and Oldham counties in Kentucky

Local REALTOR websites and MLS portals aren’t enough to find Farm and land properties in Kentucky.

If you are Searching for Hunting land, Horse properties, or Specific use farms it is almost impossible using the Metro Louisville (GLAR) or Lexington MLS. (LIBOR) These systems are not set up to search large land tracts and acreage. Now you have an option!

A Landsofamerica driven website is here. From Saddlebred horse properties to Goats farms the search is now local. Your local agent Adam Borders has simplified your search. Adam Borders can help you locate the farm of your choice.

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Shelbyville Horse show is coming in August 2015.

Posted in Uncategorized | Tagged Soybean Corn Agriculture Shelby Spencer Oldham Henry horse stalls barn saddlebred cutting goat farm Cabellas Bass Pro | Comments Off

Simpsonville Housing market

Posted on February 12, 2015 by bestofshelbycountyky

Wondering what home prices in Simpsonville are doing lately?

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Selling a house when you have kids- A Happy Toddler

Posted on February 2, 2015 by bestofshelbycountyky

Staging and Selling With Kids: Make Your House Shine

Selling With Kids

Selling a home while you’re still living in it isn’t easy, but selling a home when you still live in it and have kids is infinitely harder.

From the ongoing hunt for stray toys to buyers who turn their noses up at your daughter’s princess pink bedroom walls, you’ll have a lot on your plate—but you can still make sure you get great offers when selling with kids.

To get the most offers (and the best deal), you’ll have to present your home as a blank canvas anyone could love and not just a home fit for kids.

Here’s how to pull it off.

Stage for Everyone

While some buyers will likely have children of their own—or plan to have children—potential buyers who don’t will have a hard time picturing themselves in a house full of children’s belongings.

To make your home appeal to the widest range of buyers possible, you’ll need to minimize your children’s presence throughout the house:

Put toys in toy boxes. If you’re using clear boxes, put those in the closet out of sight.

Remove children’s artwork from refrigerators and walls. Store in a safe place until you’re done showing the home.

Store backpacks, coats and children’s shoes in the hallway closet or in a mudroom cupboard.

Check under the bed and other favorite hiding spots for stray toys.

Convert Playrooms

Most buyers look for multi-purpose rooms they can tailor to fit their own lifestyle. If you have a room in your home—a game room, den or office—currently configured as a playroom, be sure to stage the area before you start showing the house to potential buyers.

Remove any toys, video game systems or play sets from the room.

Place common use furniture like a sofa or small desk in the room to help fill the space.

Keep decorations to a minimum to highlight the size of the room.

Clean any marker, paint or other stains from the flooring or walls.

By creating a minimalist open space, buyers can picture their own belongings in the room.

Prep the Bedrooms

Children’s bedrooms can be a hard sell to all buyers. To make bedrooms appear to have universal appeal, you’ll have to do some staging.

If you’ve used kid-themed wallpaper, paint colors like pink and baby blue or painted a mural on a wall in your child’s bedroom, it might be a good idea to repaint the room to a neutral color scheme.

Store stuffed animals, dolls and other toys normally kept out in the bedroom in a closet while you’re showing your property.

Remove any small décor touches like a pirate-themed light switch or princess ceiling fan pull.

Keeping Your Kids Sane

Many kids struggle with the idea of moving in general and won’t love the idea of packing up their stuff early. To make the transition easier on your kids, let them pick out their favorite toys, books and stuffed animals. Store those items in an easily accessible box you can take out after every showing.

By having their favorite stuff around every night, they’ll feel more comfortable during this period of flux.

http://www.adamborders.com

Posted in Uncategorized | Tagged Best Buys in Kentucky, homes in shelbyville, rolling ridge homes for sale, Shelby County real estate, Simpsonville Ky, www.ShelbycoKyMLS.com | Comments Off

6 Rules to Follow When Pricing Your Home- Adam Borders REALTOR-Shelbyville KY

Posted on February 2, 2015 by bestofshelbycountyky

6 Rules to Follow When Pricing Your Home

It’s time to move on. You’ve decided to sell your home and embark on a new adventure.

Unfortunately, potential buyers don’t care about how long you obsessed over choosing the perfect bathroom tiles or the number of carpenters you interviewed to make the perfect built-in bookcase. To the buyer, those items may not matter to the value of the home, even if you think they should.

When it’s time to sell, you have to price your home right, using tangible factors. Here are six rules to remember:

1. Price is king

Your asking price determines how long the home will sit on the market. Pricing the home too high may reduce the number of interested buyers, which can cause your home to sit on the market too long. If your house is on the market too long, it may create the perception that there’s something wrong with it. It can also lead a buyer to think that you’re desperate for an offer. You want to avoid these outcomes and not overvalue your home.

On the flip side, pricing the home too low may create some skepticism and raise unwanted questions about the home’s true value. This will hit you in the bank account if multiple offers don’t drive the price up to its true market value.

2. Use comparable sales

The simplest way to figure out the right price for your home is to compare similar homes that have sold in your neighborhood. Instead of skulking in the shadows and casing the neighbor’s house, use realtor.com to check out nearby stats.

Compare your house with those with the same number of bedrooms, bathrooms, and square footage. If you find comparable homes with similar floor plans and outdoor space, all the better. See how many homes in your area have sold recently and what they went for. You can also work with a real estate agent to help you compare houses.

3. Compare fairly

Make sure your comparison is fair. If there are neighborhoods in your city that are more desirable, consider that in your comparison. Also consider your location and what buyers want. If a similarly sized new-construction townhouse sold for top dollar down the block, you may not get the same amount for your cute ’40s bungalow.

4. Check the market history

To get a more comprehensive picture of the real estate market in your neighborhood, check the listing history of a home. Compare the original asking price with the final sale price, and note the amount of time the house was on the market until it sold. A REALTOR® can help you with this step.

If you’re looking to speed up the process, you may want to price your house a bit lower. However, if profit is your motive, you may need to wait a few months for a sale on the high end of the spectrum.

5. Consider special improvements

Consider whether major improvements you’ve made warrant a higher asking price. If you’ve remodeled the kitchen and put down a new parquet floor, or if you really feel the special woodwork details will clinch the sale, make sure those enhancements are reflected in the price of the home. Be reasonable. Don’t be surprised if you don’t get as much money as you expected—improvements don’t always recoup their cost.

6. Don’t ignore supply and demand

In a buyer’s market, with many homes for sale and sellers competing for attention, you may want to ask a bit less for your home to make it more attractive to potential buyers. In a seller’s market, where there is little home supply and much buyer demand, you may want to ask a bit more and maximize your profit.

via 6 Rules to Follow When Pricing Your Home.

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Which home loans are best for new buyers? | Are you looking for a new home? Contact Us.

Posted on January 19, 2015 by bestofshelbycountyky

Which home loans are best for new buyers?

Adam Borders with Keller Williams Realty Louisville East

Know where to go to help your first-timers get financed

Renting can certainly be a solid choice while you’re saving for a down payment or repairing or building credit to obtain a mortgage, but recent findings show that homeownership is still a better deal. The cost to rent is rising faster than any other time in the last six years, according to the Bureau of Labor Statistics, while rental inventory stands at a 20-year low.

There is great benefit in knowing what types of loans are available that might assist buyers who require a low down payment so that they can become new homeowners in 2015.

In a recent press release, Zillow added to the conversation: “Over the past 14 years, rents have grown at twice the pace of income due to weak income growth, burgeoning rental demand, and insufficient growth in the supply of rental housing. This has created real opportunities for rental housing owners and investors, but has also been a bitter pill to swallow for tenants, particularly those on an entry-level salary and those would-be buyers struggling to save for a down payment on a home of their own,” said Zillow Chief Economist Stan Humphries. “Next year, we expect rents to rise even faster than home values, meaning that another increase in total rent paid similar to that seen this year isn’t out of the question. In fact, it’s probable.”

Although the increasing cost to rent and lack of inventory might nudge renters into buying a home, the National Association of Realtors points out that tight credit standards, large student debts and the growth of multigenerational households are contributing to the lowest number of first-time homebuyers in decades. Additionally, we are told that rising rent prices mean less money to put away for that down payment.

Even with these difficulties, first-time homebuyers are projected to be more active in the 2015 housing market. These concerns about rising rents and other debts are a concern to first-time or new buyers, but we are also seeing options for homebuyers today. For example, new conventional loan guidelines create an open door for homebuyers even as the Federal Housing Administration has changed its fees and loan structure, making both less buyer-friendly.

Amy Buynoski, a mortgage banker and the vice president of Fidelity Bank, says that the benefit to Fidelity’s program “is it is not FHA, and the buyer can put 3 percent down, and it can be a gift or grant. Mortgage insurance will come off once they have the 20 percent equity, unlike FHA. There is also no upfront funding fee at closing. Credit score requirements are relatively low at 640, but this is subject to approval (based on the body of the credit and strength of the buyer). One buyer on the loan does have to be a first-time homebuyer or have no homeownership in the last three years, and they do have to take a class.”

Another option that’s not always available in metro areas but can be found within rural residential markets is the USDA rural development (RD) loan. There is no mortgage insurance with an RD loan, but like a loan through FHA, there is an upfront funding fee at closing, and it is a 100 percent loan. These are for purchase loans on primary residential properties only, and the loan has a nice renovation component that is much simpler than FHA’s PowerSave Pilot 203(k) loan program in case the buyer would like to make some updates or upgrades to the property after closing.

The downside is that it’s possible to make too much money to qualify, and the property must be eligible for the loan. According to Jennifer Sims of Homestar Financial, “FHA and USDA (RD) are both great loans for first-time and second-time homebuyers. The USDA is a true 100 percent loan in eligible rural areas if you qualify under the income limits for the county. FHA also has a great loan, which can allow gift funds for the low 3.5 percent down payment. Both allow medium credit scores with some open collections as well. The USDA loan is the loan that can allow you to get into a home for truly 0 percent down as long as the home appraises. Also, there can be a repair escrow feature on both loans. The USDA can authorize up to 10 percent or $10,000 (whichever is less) to make repairs for appraiser-required issues. And FHA has a rehab loan called the 203(k) where you can borrow between $5,000 and $35,000 for upgrades or repairs to your home.”

As noted, FHA is still the old fallback and perfect for buyers rebuilding credit; it’s a bit more forgiving of past credit indiscretions compared with conventional loan guidelines. The costs and limitations are real. Mortgage insurance is expensive, and it will never fall off the FHA loan. For someone who had a credit blemish in the past, an FHA loan might be the best route to take to get back into homeownership.

via Which home loans are best for new buyers? | Inman News.

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