Tips for a Successful Real Estate Open House

Right before a scheduled Open House, especially if it is the first time for the Sellers, they have a lot of questions and are somewhat hesitant to open their home to the public. That is understandable.

Whether it is a Sunday Open House or a showing you are about to have, the following suggestions might help to give you an edge in making your home stand out among the rest in your real estate market.

The Sunday real estate open house is a longstanding ritual in the real estate marketplace, and many homes have been sold on a lazy Sunday afternoon. When used properly, open houses can be a great marketing strategy.

According to the experts at Buy-and-Sell-House-Fast.com, the following steps will help you get the most out of your real estate open house and increase your chances of selling your home for the price you want.

-Be sure to meet with your agent in advance of the open house. Discuss all the various details about what is involved in holding a successful open house. While many home sellers are comfortable with an open house, others are not. If you choose not to host an open house, there are other ways to sell your home.

-Be certain to go through the entire home with the real estate agent the day before the open house. Take careful notes and follow all of his/her recommendations.

-Try not to become emotionally involved when evaluating the condition of your home prior to the open house. Remember that your real estate agent is trying to make your home more appealing to potential buyers, not criticizing your decorating style or choice of accessories.

-Any needed home repairs should be completed before the open house begins. This includes things like peeling paint, loose stairs, banisters in need of repair and the like. It is crucial that guests see a home that is in immaculate condition.

-Never underestimate the importance of making a good first impression. Many visitors make a decision about the home in the first few seconds. Be sure the entranceway to the home is immaculate, and that the steps leading up to the home are well swept and free of debris.

-Ask the real estate agent to create a professional-looking sign in sheet for all visitors. It is important to get the name and phone number of all attendees to the open house.

-Always discuss the price of the home prior to the open house. This will allow the agent to negotiate the price on the spot if a good prospect attends.

-Be sure to consider unusual ways to market your open house. For instance, if you belong to any special groups or organizations, be sure to market the upcoming open house to the members. For instance, the local garden club may be very interested in attending an open house that includes a beautiful outdoor garden.

-It is a good idea to provide cookies, brownies or other snacks for guests at the open house. A punch bowl is also an attractive addition.

-Pets should be removed from the property or at the very least kept away from open house visitors. It may be a good idea to have a friend or family member takes care of your pets until the open house is over.

-Be sure to lock up all medications, both prescription and non-prescription. Also be sure to lock up any cash or valuables in the home prior to the open house.

-Make sure that the home is spotless and free of unpleasant odors prior to the open house. You may want to bake a fresh batch of cookies an hour or two before the open house begins. Not only will the aroma mask any unpleasant smells, but it will create a warm and inviting ambiance as well.

-Be sure the temperature in the home is pleasant. A home that is too hot or too cold can make visitors uncomfortable, and lead them to wonder about the quality of the heating and air conditioning system. Likewise, in Atlanta, on 90+ degree days, make sure you AC is set low enough to make people stay in your cool home as long as possible. Some on winter days. Make sure the thermostat is warmer to keep people in your house, rather than dashing back to a warm car.

-Play soft music in the background during the open house. Background music helps set a good mood for visitors. Try a smooth jazz station.

-Always open the curtains and the drapes prior to the open house. This will allow fresh air and sunshine in and help give the impression of a larger space.

-If your home does not have plants, you may want to buy a few before the open house. Plants can provide a warm feel and help make guests at the open house feel more at home.

Following the guidelines outlined above, chances are your public open house will be a big success. Even if the home is not sold at the open house, the prospect contacts gained and the word of mouth exposure may well result in a sale.

Sara Hibbard is a licensed Realtor with Better Homes and Gardens Real Estate Metro Brokers in the Atlanta metro area. The Super Sunday Open House is held monthly on the 2nd Sunday of the month. Our Extreme Open House Marketing System offers Sellers the opportunity to participate with TV advertising, the Internet and the AJC Sunday Home Finder. For Buyers, the Super Sunday Open House offers visitors to any Better Homes and Gardens Metro Brokers open house on a Super Sunday the opportunity to be eligible to win $1,000 in cash by random drawing. Winners are announced on TV and the AJC the following month. Call Sara Hibbard if you are a Seller who would like to enter your home in the Super Sunday Open House pool or if you are a Buyer who would welcome the opportunity to win $1000. Sara Hibbard can be reached anytime at 770-399-8108.

Tips for Getting Your Home Ready for Fall

WOW! It is hard to believe that Labor Day is fast approaching! We sure have experienced a hot summer in "hot-lanta"! But, what else is new? The kids are trickling back to school. Families are getting into the fall routine. This weekend my neighborhood will have it's annual pool party. A DJ from Star 94 will entertain the crowd and BBQ will be served up by Dreamland BBQ. The kids will have one of those "bouncy house" deals and the local fire and police department will show off vehicles and a police dog. But after this weekend... I will start thinking about the projects that need to be done around my house this fall.

Which reminds me that I should probably remind you too, of the many projects you should be considering to maintain value and accomplish your seasonal "due diligence" around your home too.

Now that summer is beginning to wind down and cooler weather is on its way, it’s time to get some of the routine home maintenance out of the way before it gets too cold. If you don’t prepare your home in the fall season, and clean up the yard, when spring comes along, you could be left with an unsightly mess. Here are a few tips to prepare your home for cooler weather and the cold months ahead.

Clean out the rain gutters – I was at a home in Marietta as recent as last week. The homeowners have lived in the home for about 10 years and they have never cleaned their gutters. No kidding! There were sprouts of pine trees growing from the gutters. If you have rain gutters on your home, fall is the best time to get them cleaned. Cleaning rain gutters isn’t that difficult of a task, it’s just a tedious one. The easiest way to get rid of the junk is to use a high pressure hose, and then use a small trowel to get rid of the rest of the debris. Once you have gotten rid of all the debris, give your gutters a final spray. If your gutters are too high and out of the way and you don't trust yourself on a ladder, call in a handyman who can take care of the problem.

Take care of your pots and planters – If you’re like most homeowners, you have some planters or potted plants sitting around the yard. Before it gets too cold, be sure to empty the dirt out of any pots or planters and put them in a place where they won’t freeze. If you don’t empty or store your planters, there’s a good chance they will either crack or fall apart by next season.

Rake the leaves – Keeping your yard free of leaves is an important task for homeowners. If you have numerous trees in your yard and piles of leaves that you don’t take care of, you might find that your grass is dead once spring arrives. Leaves can smother your lawn and replacing a lawn can cost a lot of money, so it’s a good rule of thumb to get rid of the leaves in the fall. Besides, leaves that have been sitting for a while and gone through a wet and dry period eventually promote mold spores. It is best to get your leaves cleaned up as they fall.

Weed and feed the lawn – The best time to weed and feed the lawn is in the fall. If you add weed killer in the fall, the weeds will store the poison in their roots during the winter season, and will prevent a breakout in the spring. By feeding your lawn with fertilizer in the fall, you are promoting healthy root growth, and this will help your lawn grow greener and faster in the spring. You also might consider having your lawn aerated. This can be done in either the spring or the fall.

Give your tools a tune-up – Once you have finished your fall maintenance chores, make sure you clean your tools and store them in a dry place so they will be in working order once spring arrives. Be sure to store metal shovels with the head upwards, as this will help detour rusting when it dries. Sheers need to be oiled up, wheel barrels should be left upside down and don’t forget to spray off the underside of the lawnmower.

Sara Hibbard is a licenced Realtor in the state of Georgia and serves Buyers and Sellers in the north Atlanta metro area. Call Sara for all your Real Estate needs. She can be reached at 770-399-8108 or e-mail Sara at sara.hibbard@metrobrokers.com.

Why Should I, as a Buyer, Sign an Exclusive Buyer Brokerage Agreement?

Last Saturday, I spent the afternoon showing property to a prospective client. Instead of meeting her in the office as I normally do for a first meeting, I picked her up at her home. We visited and toured approximately 12 homes during the afternoon.

Typically, when I meet people in the office and among other things, we discuss the "agency" concept, 99% of buyers choose to become a "client" rather than a "customer". It's really kind of a no-brainer.

Buyers do not pay for the services of their Buyer's Agent. UNLESS, for some reason, (which will be discussed further down this post), there is no commission already factored in to the sale of the property. This rarely happens. It is unlikely that Buyers would ever be expected pay for the service of their agent. So, WHY wouldn't you want your Agent checking out the structure of the home you want to make an offer on? Why wouldn't you want your agent to run comps of the neighborhood as well as the area so you could make an informed decision about whether you truly want to purchase the property?

Your agent is NOT permitted to perform these tasks if you are not a "CLIENT".

Back to my story. Because my client was somewhat pressed for time as well as the fact that we didn't meet at the office, I neglected to bring up the subject of "agency". As a result, we did not discuss buyer agency options. I made the mistaken assumption that the "prospective customer" would become a full "client". I did perform tasks as usual of checking foundations and structures. I did a lot of due-diligence on each house we entered. Again, I was wrongly assuming this women would be a "client".

However, 3 days later, this prospective client decided she wanted to make an offer on one of the properties we visited during the previous weekend. While I was preparing the contract, she mentioned that she did not want to sign the Exclusive Buyer Brokerage Agreement.

WOW! I have never had anyone decide NOT to be a "client". She told me that she had worked with previous agents who never asked her to sign a Brokerage Agreement.

In Georgia, our contracts and paperwork, dictate that all Buyers need to determine whether they want to be a "client" or a "customer". There is a definite difference in the service you will receive from your Realtor. If your Agent declines to do due-diligence, that you think he/she should be doing, the reason is most likely that you have determined you want to be a "Customer" and not a "Client". It surely isn't that your agent does want to help you with the transaction.

For this reason, I share with you an article written by Ann Bone, VP and head Broker of Better Homes and Gardens Real Estate Metro Brokers. Here, Ann outlines below the reasons that it makes good sense for every buyer to sign a Buyer Brokerage Agreement to determine whether they are a "client" or a "customer".

Why Should I, as a Buyer, Sign an Exclusive Buyer Brokerage Agreement?

If I am considering purchasing real estate, what are the pros and cons of selecting one agent to work with exclusively? Why not “play the field” and contact several (or even lots of) agents and have all of them scouting properties and deals for me? Why not just look around on my own? After all, I know what I’m looking for, right?

Let’s cut to the perceived “cons” of signing a Buyer Brokerage Agreement first, since they may seem obvious to most potential buyers:

* “If I can strike a deal working with the listing agent only, won’t I be able to save money since the seller won’t be paying a selling commission?”

* “If I have several non-exclusive agents out looking at deals for me, won’t I get more good properties to consider? And only the agent who brings the best property to me will be paid; that’s fair, right?”
* “I would be promising to ONLY look at properties with my exclusive agent. What if he/she isn’t available when I want to look?”

Will I really save money by dealing directly with the seller’s listing agent? Overwhelmingly, no. That listing agent realizes that he/she will earn every penny of both the listing AND selling commission since they will be solely responsible for seeing the entire deal through to closing. And I have absolutely no power or standing whatsoever to renegotiate the commission agreement already signed between the listing broker and the seller since I am not a party to that agreement. It’s none of my business and some listing agents may even tell me so. Unrepresented buyers like me, in addition to needing much more “hand-holding” than I ever believe I actually will, are also placing ourselves in a position of “spilling our guts” to the listing agent, only to find out later that the listing agent MUST report any pertinent information to his/her CLIENT, the seller. What I say can and will be used against me during the negotiations and at the closing table. Ouch!

Will I get more or better opportunities if I have several agents out scouting properties for me? Not likely, because those agents will be spending their time and energy with their CLIENTS, those buyers who have actually hired them. If the agents have spare time, they may think of me, but only as an afterthought. Why would they waste time with me if they have CLIENTS to work with? And those CLIENTS haven’t paid a dime upfront and will only owe a commission IF they select a property not listed by a licensed brokerage or the seller won’t pay the commission in the case of a FSBO (and today 99% of FSBO’s are delighted to pay a buyer’s agent’s commission just to get an offer).

Won’t it slow me down to have to wait for my agent to meet me at properties I’m interested in? Probably not, since my agent is going to be able to eliminate a lot of properties I wouldn’t be interested in anyway AND the fact that I’m a CLIENT would get me priority time with my agent. I’m first in line for my agent’s time, not last.

So, are there any other “pros” to interviewing buyer’s agents and selecting a single agent to work with exclusively?

Yes. Consider these:

* Good buyer’s agents KNOW LOTS OF NEIGHBORHOODS AND AREAS I’m not familiar with. Once an agent gets an idea of what puts a sparkle in a buyer’s eye, the agent can and will suggest alternative neighborhoods and properties I would have missed. They also know properties not yet on the market which may fit my needs and will approach those owners on my behalf!

* Buyer’s agents know how to work with For Sale By Owners (FSBO), too, and negotiate to have their commission paid by the seller if I select that property to buy.

* Buyer’s agents PREVIEW properties on the inside before taking me there. This is such a time and stress saver! I don’t have to waste time and gas money going to properties that aren’t what I am interested in. Plus, buyer’s agents can suggest I see some properties that I may have passed on because I didn’t care for the curb appeal or the interior photos online.

* Buyer’s agents VERIFY that what the seller and listing agent are advertising and telling me is true. And buyer’s agents have a goo-gaggle of information sources I don’t.

* Buyer’s agents can and will alert me to potentially EXPENSIVE PROPERTY CONDITION ISSUES. They notice that the support column holding up the second story is leaning, that the retaining wall is bulging and that the garage may not fit my SUV, among a million other things. They know these things because of their previous experiences and by swapping “war stories” with other buyer’s agents.

* Buyer’s agents will do a DETAILED COMPARISON of the property I’m considering and what’s sold recently nearby. After all, I don’t want to overpay. Even if I become infatuated with the beauty (in my eyes) of a property, that doesn’t mean the bank appraiser will have the same opinion. Unless I’m paying cash (hey, wait a minute, ESPECIALLY if I’m paying cash), the appraiser’s opinion is necessary.

* Buyer’s agents are really good at finding out what the seller’s “HOT BUTTONS” are and can advise me on certain offer terms which will make my offer more attractive to the seller. If the seller absolutely wants to move really soon, my buyer’s agent will help me parlay that information into a lower offer price in exchange for making the move convenient for the seller, for example.

* Buyer’s agents love to be able to present offers to sellers and their listing agents because they can “HUMANIZE” me (and my family) to the seller. Buyer’s agents are ADVOCATES for their clients.

* Buyer’s agents have the responsibility to NEGOTIATE in my best interests, over and above their own interests.

* Buyer’s agents know the TERMS AND CONDITIONS of the Purchase and Sale Agreement backwards and forwards. Shockingly, there are over a dozen potential hurdles the seller and I will have to navigate to get to the closing table. I want someone on my side reminding me of deadlines and handling all paperwork in a timely manner.

* Buyer’s agents know REPUTABLE mortgage lenders and work WITH them rather than stepping on their toes.

* Buyer’s agents can and will help me avoid a buying mistake by advising me about FUTURE SALABILITY ISSUES I may face when I want to make my next move.

Trying to find the best property for myself and my family and navigating all the hurdles to closing without the enormous resources, help and advice of someone working FOR me seems foolhardy to me. And it doesn’t cost me a dime.

Sara Hibbard is a licensed Realtor in the state of Georgia and specializes in assisting home buyers and has earned the elite ABR (Accredited Buyer Representative) certification and designation from the National Association of Realtors. Call Sara with all your real estate needs or for a free consultation. Sara can be reached at anytime at 770-399-8108. E-mail Sara at sara.hibbard@metrobrokers.com.

Homeownership and Stable Communities Go Hand-in-Hand

In spite of all the "gloom and doom" in the press lately regarding the housing industry, I think it is important to remember that home owners typically have a more rewarding lifetime experience in the community, with neighbors, local merchants, school officials and others. Home Owners report being happier and healthier than those who rent. They are in better condition physically, mentally and emotionally. That is why I share todays feature article from RIS Media with you. I hope this article makes you feel better about owning your home. Your housing values will improve. In the meantime, be thankful for what you have.

Please feel free to e-mail or call me if I can help you purchase a new home in what is arguably the best buyers market of all time. Likewise, if you are considering the sale of your current home, please call me for a consultation. I can be reached anytime at 770-399-8108.

RISMEDIA, August 16, 2010—Homeowners who are more active in their communities benefit from improved education opportunities and report higher levels of self-esteem and happiness when compared to renters, according to leading research. A new report from the National Association of Realtors, Social Benefits of Homeownership and Stable Housing, explores the impact of stable housing and the positive social outcomes resulting from homeownership.

“Homeownership is an investment in your future—home is where we make memories, build our lives and feel comfortable and secure,” said Vicki Cox Golder, owner of a Tucson, Ariz.-based firm. “Owning a home has long-standing government support in this country because homeownership benefits individuals and families, strengthens our communities and is integral to our nation’s economy.”

NAR’s study identifies research from government, industry and academia that identified the relationship between homeownership and stable communities. Homeowners move far less frequently than renters, and therefore are embedded into the same neighborhood and community for longer. This allows for social cohesion, ultimately resulting in social benefits and stronger communities.

“Realtors care as much about keeping families in their homes as they do about helping them find the home of their dreams,” said Golder. “Social benefits do not arise solely from ownership, but also from greater housing stability and social ties associated with less frequent moves among homeowners.”

Several research studies cited in the NAR report have found that homeownership has a significant impact on educational achievement. For instance, the decision by teenage students to stay in school is higher for those raised by parents who are homeowners compared to those whose parents are renters. Access to economic and educational opportunities are also more prevalent in neighborhoods with high rates of homeownership. Furthermore, studies have shown that changing schools frequently due to moving impacts a child’s educational outcome negatively.

Civic participation is another social benefit resulting from homeownership and stable housing. Homeowners are proven to be more politically active and are more likely to vote in local elections compared to renters. In addition, homeowners have a higher membership in voluntary organizations.

Studies have shown that homeowners are more likely to believe that they can do things as well as anyone else, and they self-report higher ratings on their physical health. “The research shows that homeowners report higher self-esteem and happiness than renters, resulting in better overall health, both physically and psychologically,” said Golder.

When it comes to property, homeowners have more invested both financially and emotionally. Property crimes affect homeowners directly, but nonviolent property crimes can impact the property values of the entire neighborhood. Therefore, homeowners are more motivated to deter crime by forming and implementing voluntary crime prevention programs. In addition, it is easier for homeowners to recognize perpetrators in stable neighborhoods because of extensive social ties. Unstable neighborhoods often display social disorganization which can lead to higher levels of crime.

Along with protecting their home and neighborhood from crime, homeowners spend more time and money maintaining their home than renters. Neighbors also influence other homeowners to improve their property, resulting in a better overall quality of the community.

“Homeownership certainly contributes to positive social outcomes, but those outcomes are truly a result of stable housing communities,” said Golder. “With strong social ties and a cohesive community, homeowners can enjoy not only the long-term financial benefit of owning a home, but also a more satisfying life—which is what’s really at the heart of the American Dream.”

Sara Hibbard is a licensed full service Realtor in the state of Georgia. Please contact Sara at 770-399-8108 with all your questions regarding the Atlanta metro real estate market in general or specifics regarding the relocation / buying / selling process. I look forward to helping you find your ideal dream home or listings and marketing your current home for sale when the time is right for you. I am available anytime for a consultation at 770-399-8108 or sara@sarahibbard.com. I'm Glad Georgia Real Estate is on Your Mind!

Creating the Ultimate Home Theater

I am in and out of homes every day and I can't believe the number of homes with home theaters these days. It is really incredible. Lately, I have been working with a couple relocating to Georgia from Florida. Their search criteria includes a home theater or at the very least a space large enough to build their own in house home theater.

It wasn't so long ago that only the mega rich could install lavish home movie theaters. Yet today, with Blu-ray discs, big screens and comfortable seating, installing a home theater is easy, great entertainment and a distinctive feature when listing your property.

If you’re planning on building one, consider how the following helpful hints will make sure you’re screening Spielberg’s latest – in style and in no time.

Location, location, location
If you’re planning on putting in a home theater, like everything in real estate, the first thing to consider is location. You want a room without windows, blank walls and a rectangular shape (for optimal sound quality). Finished basements are ideal. If you have to put your theater in a room that has windows, set your TV screen next to the window to cut down on glare.

Equipment
To do justice to your home theater, purchase a 40-inch or larger High Definition (HD) television. Most likely, you’ll pick between a Plasma or LCD (liquid crystal display). Plasma TVs contain gases that produce pixels to create an image, while LCD TVs rely on liquid crystals to create a picture. Both are sleek and relatively lightweight compared to the now antique behemoth models. Picture and sound quality are superb in either Plasma or LCD sets; however, price does differ slightly.

You will also want to get a high-definition disc player. They offer far superior picture and sound quality than a standard DVD player. A set of powerful speakers are also vital—half-a-dozen or so strategically placed around your room will provide cinematic surround sound that will dazzle your friends and family.

Furniture and Seating
The furniture you chose for your home theater will have a direct bearing on the mood and ambiance of the room. The best HD TV in the world and a ton of speakers mean nothing if your guests have to sit on wooden crates. Reclining chairs and comfy couches are par for the course.

Place your seats directly in front of the TV screen (just like at a real theatre). Hint: for best viewing position, take the width of your television set, multiply by three and then place your seats that distance from your TV.

Lighting
Lighting can enhance—or take away from—your home theater experience. Track lighting or at the very least, a dimmer switch, is a must. Sconce lighting would make an interesting addition to your home theater. These are light fixtures attached to a wall that direct their illuminating beam straight upwards. You can see them in real movie theaters and they add a nice touch of class to your theater space.

Accessories
For people who want to go all out, you can buy popcorn machines, movie posters, even real movie theater-style seats (complete with foldable arms and cup-holders). Home theater projectors and screens are also available, for the well-heeled movie buff.

Setting up a home theater takes work, but once you’ve done it, you can kick back, pop the corn, and enjoy a night at the movies without leaving the comfort of your home. If you build a custom room, you may also have a unique feature on your hands that will pique homebuyer interest later on.

Sara Hibbard is a licensed Realtor in the state of Georgia with a focus on the north Atlanta metro area. Contact Sara with all your questions regarding the Atlanta metro real estate market in general or specifics regarding the buying / selling process. Sara can be reached easily at 770-399-8108 or e-mail her at sara@sarahibbard.com or sara.hibbard@metrobrokers.com. I'm Glad Georgia Real Estate Is On Your Mind!

For Sellers: 5 Great Tips to Close The Deal

So you want to sell your home?

Do you realize this is arguably the most challenging real estate market ever for Sellers? As a result, Sellers need to be creative these days. In a market where competition for buyers is high, sometimes the seller has to ‘sweeten the pot’ to get the deal done. Here are five creative ideas that might help to close the deal.

1. Offer a Decorating Allowance
There may be a buyer that likes your home but just has different decorating tastes. To seal the deal, offer a decorating allowance (for painting, new carpets or wallpaper). You can offer cash at closing, or put money in escrow to reimburse decorating and remodeling expenses made within 90 days of closing, up to a maximum amount.

2. Do a Pre-Sale Inspection
This actually works for both the seller and the buyer. By having a whole house inspection done before listing the house, you get a chance to address any issues before prospects see the home. That means you increase the homes saleability. Display the report during open houses and highlight the repairs that have already been addressed. It's like seeing the repair history when you buy a used car; it makes Buyers feel better about making an offer because they know up front the car is in good shape and exactly what has been repaired in the past. By having the home inspected before listing it, people don't have to guess what kind of condition it is in, they can see it in writing.

3. Offer a Home Warranty
A home warranty reassures the buyer that the property is in top condition and gives them comfort knowing that certain future repairs will be covered by insurance. Buyers fear that as soon as they buy the house the dishwasher, dryer, or stove will go on the fritz or the roof will spring a leak. A home warranty is an inexpensive way to offer peace of mind to the buyer during their first year of ownership.

4. Cover Closing Costs
Sometimes it takes a little nudge to close the deal. You can offer to pay the buyers half of title and escrow fees, or pre-paid interest charges. Paying the points on the loan may also be a tax deduction for you. Many lenders may limit how much of the closing costs you can pay, but if the buyer is short of cash, offering to pay some closing costs can make a huge difference.

5. Offer Seller Financing
There are many ways to offer seller financing. Options include putting funds in escrow to cover several months of mortgage payments, buying down the mortgage rate, or carrying a second mortgage to cover the down payment. It is wise not to offer seller financing unless you have consulted a real estate attorney and your real estate agent. Make sure that the buyer has good credit. Although this is the least attractive option to the seller to get a deal closed, sometimes it takes creativity and going the extra mile to get your home sold.

Sara Hibbard is a licensed Realtor in the state of Georgia. Sara Hibbard can be reached anytime for a consultation at 770-399-8108. e-mail Sara at sara@sarahibbard.com or sara.hibbard@metrobrokers.com.

Easy Ways To Make Your Home More Eco-Friendly

I hear it all the time. My neighbors, friends and family members are becoming more determined to evolve into a more "eco-friendly" lifestyle. Last week, I walked blindly into a debate of the pros and cons of buying "organic" items at the grocery store. I was amused that this hearty debate occurred at a neighborhood bar-b-que where I don't think anything served or consumed was "organic". This debate lead into the eco-friendly debate too.

I subscribe to RIS Media newsletter's where todays topic is focused on easy ways to make your home more eco-friendly. Since eco-friendly has been on my mind this week, I share this one with you. Enjoy.

RISMEDIA, August 14, 2010--Homeowners across the country are continually striving toward a more eco-friendly lifestyle. While homeowners may not know where to start, there are small steps that can be taken that can add up to make a big difference.

The experts at OurGreenerLife.com offer the following tips to help you lessen your eco footprint.

1. Use less water
Saving water is all about small steps. Here are a few simple ways that will help you conserve water while saving money.
-Shut off the water while you brush your teeth
-Take showers that are a minute or two shorter
-Only run full loads of laundry and dishes
-Buy from sustainable producers. These are farmers, ranchers and other producers that use techniques that pollute less and use less water. You can do some research online or ask at your local organic market to find these products.

2. Use less energy
If you don’t have the money to buy a hybrid car or convert your house to solar power, you can make a big difference with the following small changes.
-Buy energy efficient appliances. They may be more expensive, but make up for the increased cost in lower energy bills.
-Unplug chargers when you’re not using them. Cell phone and other chargers use up power even if there’s nothing attached to them.
-Put devices with remotes, like TVs, VCRs and stereos on a power strip and turn the power strip off when you’re not using the devices. These gadgets use a lot of power to run the remote receiver even when the device is off.
-Walk or ride your bicycle for short trips.
-Buy local products. It takes energy to transport food and other products across the country. Buying local not only supports your local economy, it helps them use less energy.
-When it comes to saving energy and water, it’s a great idea to get the kids involved—you can even make it a game. Have them track how much water and electricity everyone is using and compete to see who uses the least.

3. Reuse
Most of us know the three R’s: reduce, reuse, recycle, but when we work on conserving, we often leave reuse out of the picture. While you can often find tips on how to reuse common products from other people, what you need most is creativity. With a little thought, there are many items around your home that can be reused—toilet paper holders can be used to sow seeds for the vegetable patch, old yogurt containers can be cut into strips to make plant labels and old food jars can be refilled with homemade foods or can make great impromptu vases.

4. Use environmentally friendly products
When you go to the grocery store, you probably see more and more ‘natural’ or ‘eco friendly’ products every time. There are generally two big problems with these products: Just because they’re more natural than regular products, doesn’t mean they’re entirely natural and they’re often expensive.

If you want inexpensive, natural, safe products, why not just make them yourself? Vinegar is a great way to clean and disinfect glass and other surfaces. Need to remove stubborn stains? Just add some baking soda to your vinegar cleaner. Some quick searching online will lead you to hundreds of other natural safe home-made cleaning products.

Sara Hibbard is a licensed Realtor in the state of Georgia. Please feel free to contact Sara Hibbard with all your real estate questions affecting the Atlanta metro real estate market in general or specifics regarding the relocation / buying/ selling process. Sara can be reached at www.SaraHibbard.com and www.SaraHibbardRealEstate.com. Please phone Sara at 770-399-8108 or e-mail her at sara@sarahibbard.com or sara.hibbard@metrobrokers.com. I'm Glad Georgia Real Estate is On Your Mind!

What's The Magic Color for Selling Your House?

Are you considering the possibility of selling your home soon?

Do you want to sell your home quicker than the neighbors down the street?

For a speedy sale, it might be worth your consideration to change or update the indoor or outdoor colors of your home.

Believe it or not, color plays a big part in selling a house. How you decide to dress your walls can convince a buyer that your home is move-in ready or leave them looking elsewhere. If the goal is to see the sparkle of “love at first sight,” consider picking the right paint palette to suit a range of buyer tastes.

Proper Preparation
When you paint your walls, make sure you prepare the walls properly. Before you start, use a pre-made crack filler or drywall compound to fill in minor cracks and old picture hook holes. Lightly sanding baseboards, window frames and doors is also a great way to ensure that your paint will adhere to the surfaces properly. Make sure you are using the same base paint that currently exists on the surface you are repainting. Latex on latex, and oil base on oil base.

Picking The Magical Colors
Color choices are plentiful, as are the types of paints. When selecting interior colors, consider how you use each room or the feeling that you want to create for the space. White is a great accent, but for walls it is a harsh and cold color. Instead of white, choose warm, inviting and neutral paint colors such as yellows, warm beige and olive tones.

The best rule of thumb for home remodeling is to stick to a color palette that isn’t too bland but also isn’t too bold. For smaller spaces, such as bathrooms, choose colors that make the room look bigger such as warmer whites. For the bigger rooms, select a paint that is a couple shades darker to create a cozy atmosphere. For bedrooms, calming paint colors work best.

Make sure the palette you create flows from room to room. At paint stores, purchase a smaller can of paint and test it on the walls before committing to the color for the entire room.

Wallpaper Can Be A “Turnoff”
Potential homebuyers don’t always like wallpaper or at least the wallpaper you may have chosen 15 years ago. They want simple, clean, warm and inviting rooms and not the potential headache of steam cleaners and wallpaper removal. It is a good idea to consider removing wallpaper or at the very least painting over it where necessary in order to open the space and make the room feel fresh and clean.

Don’t Forget To Look Up
Potential buyers notice water stains and old-fashioned ceilings. If you have a home with a stucco ceiling, it can date your home to a buyer. Before you show your home, consider painting the ceiling with flat white paint. If you have crown molding, make sure you use the same ceiling paint for a consistent professional look.

Learn From The Experts
Choosing a wall color can be overwhelming. If you don’t know or are unsure, ask the professionals. A Better Homes and Gardens Real Estate Metro Brokers sales associate can help you make some of these decisions. Additionally, the mega hardware and home decorating locations have experts who are ready to help you with your decorating dilemmas. When reading magazines, tear out photos of rooms that look appealing and inviting and match the wall colors at the store. Paint color can help you sell a house faster. A fresh coat of paint makes the walls fresh and clean to create an inviting environment for a homebuyer.

Sara Hibbard is a licensed Realtor in the state of Georgia with Better Homes and Gardens Real Estate Metro Brokers in the Atlanta metro area. Contact Sara Hibbard with all your questions regarding the Atlanta metro real estate market in general or specifics regarding the relocation / buying / selling process. Sara can be reached at 770-399-8108 or e-mail Sara at sara@sarahibbard.com or www.Sara.Hibbard@metrobrokers.com. We're Glad Georgia Real Estate is on Your Mind!

If It's Wednesday -- It Must Be Market Conditions Wednesday!

Here we are...right back at Market Conditions Wednesday. Each week, I provide a market snap shot of current market conditions affecting a specific city in the Atlanta metro area. Since starting this column in February, we have focused on the cities of Acworth, Alpharetta, Atlanta, Austell, Ball Ground, Canton, Cartersville, Conyers, Covington and Cumming.

Today, the focus is on the City of Dallas, Georgia.

Dallas, GA holds the distinction of one of the fastest growing cities in the United States. With the convenience of being part of the metro Atlanta area, Dallas has retained the charm of simpler times, with a vibrant and friendly community, strong on southern hospitality. The population is approximately 10,500 and serves as the County Seat of Paulding.

According to the latest FMLS data and as I write this, there are currently 71,987 homes on the market in the entire Atlanta metro area. Likewise, as I write this, there is a total of 738 single family homes on the market in Dallas and a total of 9 condo or town homes available and actively listed for sale in Dallas.

Actively Listed Single Family Homes
This week, actively listed single family homes in Dallas range in price from $23,000for a 1956 ranch style 2 bedroom/1 bathroom home in close proximity to route 92; to a sprawling 35 acre gated estate home featuring 7 bedrooms/5 full and 3 half bathrooms. This incredible home offers a private pond, 3-level salt water pools (see the picture above for a view of one pool), waterfalls, entertainment pavilion, 7 car garage, separate guest quarters and amenities too numerous to mention.

Actively Listed Condo / Town Homes
Active Dallas Town Homes / Condos range in price from $67,500 for a multi-level 2 bedroom/1 full and 1 half bathroom town home built in 1997 with new updates and located in downtown Dallas at Hickory Grove; to the higher end of the scale this week is a ranch style condo built in 2002 and located in the Villas at Evens Mill. This home offers 3 bedrooms/2 full bathrooms and open floor plan for $129,900.

Pending Sale
Currently there are 189 single family homes pending sale in Dallas. Of the 189 Pending, there are 16 properties that are awaiting lender approval. These 189 homes range in price from $39,000 to $599,000.

Likewise, in Dallas there are 3 condo / town-homes currently PENDING SALE. They range in price from $30,000 to $69,000.

SOLD Properties (6/1/2010 - 8/12/2010)
Believe it or not, homes are selling in Dallas. Since June 1st, 187 single family homes sold in Dallas. The sold prices ranged from $19,900 to $389,900. Likewise, during the period, there were 3 condo/town homes sold in Dallas with price tags from $26,250 to $69,900.

So, as you can clearly see, there is strong activity in Dallas -- predominately with single family homes.

Please contact me if you are interested in a home in Dallas or the Atlanta metro area. I look forward to guiding you throughout the process when the time is right for you. In the meantime, please feel free to call me anytime with your many questions regarding the real estate market in general or specifics regarding the relocation / buying / selling process. I can be reached at 770-399-8108or sara.hibbard@metrobrokers.com. Don't forget to visit my websites located at www.SaraHibbard.com and www.SaraHibbardRealEstate.com. Until then, Happy House-Hunting!

PENDING SALE

OK.

I hear, watch and read the same information you are exposed to every day in the local, regional and national media.

Truth be told, the news media has done a fabulous job of impressing upon consumers that the "sky is falling"! Understandably, consumers are shell shocked! They are afraid to make decisions -- even when their employers say they must. Thanks to the news media, home buyers have the mistaken impression that they are the only ones visiting and touring properties.

As bad as the economy may be, for those who have good credit histories and are gainfully employment the opportunities are endless.

Homes are selling in the Metro Atlanta area. It might interest you to know that today, as I write this, there are 7,191 homes PENDING SALE in the entire Atlanta metro area. I am seeing buyers who want a house, find the one they want and then wait two days to make an offer. By that time, someone else has already laid claim to the property.

If you see a home that you are truly interested in, a home where you can easily envision your family enjoying each other and your furnishings fiting in, you need to take action to get your "dibs" on the property before someone else stakes their claim. If the home meets your families needs and expectations, don't be afraid to make an offer -- immediately.

For several weeks, I have been working with a family from out of state whose company is transfering them to Georgia. Every family member has a particular "feature" that they want in their new home.

The children voted for a large fenced yard with a cololsol play set. The oldest daughter wants a teen suite complete with kitchen, full bathroom, large closet, bedroom and additional living space. The Mom, of course, wants a kitchen with the all the "bells and whistles" like a double oven, granite, stainless and keeping room. The Mother also indicated a fondness for large walk-in closets and a main level guest room for when the in-laws visit. The Father isn't too particular. More than anything he wants to please the entire family. But, Dad would simply love a "man cave". A place where he could kick back watch some golf and maybe smoke an occasional cigar. He also indicated an interest in a workshop area if possible.

The whole family agrees that the home must have an open floor plan and able to accommodate entertaining guests and a screened porch with deck. The Black Lab, Max voted for a mature lot with plenty of trees and perhaps a neighborly female Lab next door.

Believe it or not, it isn't easy to find all of those requests in one property -- let alone in a particular price range. But after 3 weeks of intermitent house-hunting, we did!

We finally found the "one" home. The diamond in the ruff capable of making everyone in the family happy! This home gave every member of the family the "WOW" factor! Located in CANTON, GA we visited it last Wednesday. I advised the family not to take too long before making an offer. It was a great house for a great price. I said, this one isn't going to last long! On Saturday, the family called me to ask if they could meet me at the office. They wanted to sign the paper work and make an offer ASAP. I called the listing agent to inform him of our intent. The agent said, I'm sorry, I just accepted an offer from someone who was in the property two weeks ago.

In this case waiting 72 hours was too long to make an offer! If this family believed (as I told them) that time was truly of the essence, we might not be starting over. The problem is that because of the news media, you too probably have a belief that homes are not selling and that no one is going to snatch "your new home". The one you have your eye on! What you need to understand is that the good properties are going very quickly. The dogs stay on the market.

TODAY, there are more than 7,000 homes Pending Sale in the Atlanta area. When you find your "diamond in the ruff, don't wait to make an offer. Make your highest and best offer immediately. If in the process, you ultimately decide you don't want to follow through with the transaction we can establish in special stipulations conditions for which you will rescind the offer.

Sara Hibbard is a licensed Realtor in Georgia. Sara serves buyers and sellers in the north Atlanta metro area. Call Sara today with your many questions at 770-399-8108 or e-mail her at sara@sarahibbard.com or sara.hibbard@metrobrokers.com. We're glad Georgia Real Estate Is On Your Mind!

Changes To Mortgage Underwriting May Affect Many Buyers

If your Realtor hasn't said it yet, I will say it again.

If you are serious about purchasing a home and obtaining a mortgage, as a Buyer's Agent, it is my responsibility to guide you throughout the process.

From the very beginning, I want to impress upon you, the need for full and honest disclosure at the time of your loan application, during the loan process and at closing.

I advise all Buyer's NOT to apply for new credit during the process. Don't change jobs or charge to your credit cards. It is absolutely necessary that Buyers notify their Lender and their Realtor immediately if anything changes from the application stage to the closing stage.

Once again....

1. Don't buy any big ticket items while you are going through the mortgage process and up through the day of closing.
2. Make sure that you truthfully disclose everything about your financial situation during the loan process.
3. During the process, make sure you don't do anything that will affect your debt-to- income ratios from the time of your application through the day of closing.
4. Decline all credit card solicitations from the time you apply for a mortgage loan through the day of closing.

If you do not heed this advice, you might find your mortgage refused in the last minutes before closing or at the closing table.

The real estate industry and especially the mortgage industry have been overwhelmed with changes, regulations and consolidations recently. In the last few months, many transactions nationally have experienced delayed closings or worse as a result of new guidelines imposed by the government. These new guidelines affect everything -- APR, Good Faith Estimates (GFE), Truth in Lending (TILA) and condo project approvals to name a few.

There is one more issue that is critical for consumers purchasing a home or obtaining a refinance to understand. Effective with applications on or after June 1, 2010, Fannie Mae has issued new lender mandates (FNMALL-2010-03 Loan Quality Initiative) on a national basis that, if not understood properly, could have devastating consequences for many home buyers and sellers too.

The intent of the initiative is to assure that all applicant information is disclosed and is honest and accurate as of the moment of closing. Lenders will now be required to re-pull credit report information just prior to closing, re-verify employment, validate Social Security numbers, verify intent to occupy and verify that all parties to the transaction have been checked against the national "excluded party" list, which is managed by HUD and by the General Services Administration. Changes in any of these factors are likely to result in a re-underwrite, the need for additional documentation, or suspension of loan closing.

The most severe and perhaps time intensive is the credit re-pull in the final hours before closing. It is important that this is done as a "soft pull" so it doesn't show as an inquiry, which could potentially change the borrower's credit score. Firms will, however, have to match the outstanding debts and inquiries with the report used to approve the loan. By this time, typically 30 to 60 days or more have passed since the credit was first pulled in the pre-approval / pre-qualification process. Additional credit or increased balances that change the debt-to-income ratio more than 2% (or less if it now exceeds guidelines) will require the loan to be suspended and re-submitted to underwriting. This will delay the closing and perhaps even exclude the buyers from obtaining a mortgage loan.

Any additional delinquencies will result in a new, full credit re-pull and re-underwriting, utilizing the new credit. Any and all inquires from other lenders or credit suppliers must be verified by the credit bureau and certified that new debt did not occur. If new credit has been extended, the new debt must be included in the borrower's debt-to-income ratio and the loan must be underwritten.

While this new policy was implemented first by Fannie Mae, it is already a mandate of all national lenders and, based on experience will soon be required on every loan.

Sara Hibbard is a Realtor with Better Homes and Gardens Real Estate Metro Brokers in the Atlanta metro area. Sara will be happy to refer you to a qualified Lender specializing in your area of need when the time is right for you. Sara Hibbard can be reached at 770-399-8108 or e-mail her at sara@SaraHibbard.com or sara.hibbard@metrobrokers.com.

3 Common Credit Score Misconceptions

I subscribe to the RIS MEDIA Newsletter which comes out each morning. Today's "Words of Wisdom" column are timely and so I share them with you now.

RISMEDIA, August 5, 2010—People are having to make tough financial choices today, but many don’t have to wreck their credit scores if they know how the system works, according to credit expert Eddie Johansson, president of Credit Security Group.

“With the same amount of money, you can make decisions that kill your credit score or ones that keep your score—or at least give you the ability to rebuild your score quickly later,” he said. “Most people have wrong or little information about how the system works, and that’s a big reason scores go down when difficult decisions are made during a recession.”

Johansson advises major financial institutions and consumers on the FICO credit score model used by most lenders in deciding the borrower’s risk and interest rate. He described three common misconceptions that needlessly lower credit scores.

Misconception #1: Paying late didn’t hurt my credit since I’m caught up now.
Johansson said recent late payments are the credit score killers he sees most often. “It’s great that you caught up,” he said, “but it doesn’t change the fact that you paid late. Anything other than ‘paid as agreed’ on accounts on your credit report hurts your score.”

Misconception #2: Dollar amounts matter in credit scores.
An example of bad credit score advice here is: “pay the highest bill first,” Johansson said. “Dollar amounts don’t matter in FICO scoring; ratios and recency do. The effect on your score is the same for a $1 late payment as a $1,000 late payment. The fewer late payments on your credit report, the higher your score—regardless of their dollar amounts,” he said. Johansson emphasized the importance of paying all your bills on time, every time. However, he says that if you must pay late and want to avoid damage to your score, pay the accounts that report to credit bureaus first. You can find this information by getting a copy of your credit report.

Misconception #3: Closing credit card accounts helps your score.
If you cancel a card, you may have just thrown away your chance to increase your score by continuing to build on years of positive credit. “Very long term positive account history can really boost your score,” Johansson said. “It’s best for your score to keep cards open and active, using them for small purchases. Next best is to just keep them open so you can build your score back up quickly by using them later.”

Don’t make a bad situation worse.
In tough economic times, people often buy more on credit than they usually would. The amount they pay in interest on these purchases is largely determined by their credit scores. Poor decisions that lower scores combined with an already tight budget can be very costly, making money problems worse than they have to be. “What we’re trying to do,” Johansson said, “is help people get through these tough times with as little financial damage as possible. This is best for them, for lenders and for our economy.”

Johansson emphasized that lower credit scores may be unavoidable for some, and that credit scores are not the only factor to consider. “However,” he said, “good credit is an important part of financial security and must be considered when making the best long-term decisions. Having the right information is necessary to make good choices—now more than ever.”

If you have questions about your own eligibility to obtain a mortgage loan please contact Sara Hibbard. Whether you are a 1st time home buyer, Investor, Military Vet or you are ready to purchase your 3rd or 4th home, it isn't as easy to qualify for a loan these days. Based on your unique situation, Sara Hibbard will refer you to a Lender who specializes in your specific area of need. Sara Hibbard is a licensed Realtor in the state of Georgia and works at Better Homes and Gardens Real Estate Metro Brokers, the largest full service real estate firm in the state.

Military Home Owners Assistance Program (HAP)

Military personnel and federal employees who are “under water” with their mortgage can benefit from a program by the Department of Defense that is administered by the US Army Corps of Engineers under the Base Closure Act known as HAP (Homeowner’s Assistance Program). This program was extended under the American Recovery and Reinvestment Act of 2009. For full information, go to http://hap.usace.army.mil/

This program was originally designed to apply to members of the military or federal employees who owned a principal residence in an area where a base closure or realignment caused the values of the homes to decline.

Eligibility for More People

However, it has been extended to military personnel who were reassigned and had to move more than 50 miles during the mortgage crisis. These military homeowners qualify if they were reassigned between February 1, 2006 and September 30, 2012, they purchased the principal residence that they are selling before July 1, 2006 and they sold it between July 1, 2006 and September 30, 2012.

It also applies to members of the military and federal employees who were wounded in the performance of their military related duties after September 11, 2001, as well as the surviving spouse of someone who was killed in action after that date. The website encourages people who may not fit all of the requirements to apply anyway to see if they can get benefits.

The website says that “HAP provides assistance in four ways. For eligible applicants, the Government may:

1. Reimburse you for part of your loss from selling your home.
2. Assist you, if you don’t have funds from the sale of your home
to pay-off your mortgage.
3. Purchase your home by paying off the mortgage.
4. Help, if you default on your mortgage.”

Short Sales

For short sales, the private sale reimbursement program is the most applicable. Under that program, the military member or qualified government employee sells their home and gets reimbursed for some of the losses on the sale of the home. This reimbursement is used to pay off the lender so that if there are enough proceeds the lender gets fully paid. If not, it is a short sale that is partially reimbursed. The website indicates that the amount of reimbursement can be 95% of the difference between the value of the house before the base closure and the current value (or sales price), but it also indicates there can be a payment of 90% of the original value of the home, with the added value of any improvements to the home. The seller can also be reimbursed for closing costs, including the real estate commission.

So, the home is sold with a short payment to the lender, but with an agreement to reimburse the lender later when these benefits come in. This is an excellent use of the short sale process, as it gets the seller moved gracefully and may get the lender fully paid. At a minimum, the lender will get more than just the sales proceeds of the short sale, as the reimbursement is in addition to what the buyer will pay for the purchase price.

If you are in the military or a qualified federal employee, look into these special benefits! Members of the Armed Forces deserve to get every benefit allowed, as they have definitely earned it.

Sara Hibbard is a licensed Realtor in the state of Georgia. Sara specializes in assisting military families and holds special designations and certifications for working with Foreclosure, Short Sale, HUD and REO Properties. Contact Sara with your real estate questions at 770-399-8108 or e-mail her at sara.hibbard@metrobrokers.com or sara@sarahibbard.com.