Posted by Ed Hughes |
Whether you are selling your home or looking for a new home, knowing how to avoid an overpriced home is important.In many cases, homeowners value their homes higher than what they’re worth because of sentimentality and emotional attachmentsHowever, overpricing a home is one of the biggest mistakes sellers can make, and buying an overpriced home is an even bigger mistake.Here are 5 ways to identify an overpriced home.
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Ed Hughes, Realtor - Andrew Mitchell & Co - 617-875-4132, ehughes@andrewmitchellco.com
Wednesday, February 27, 2013
How to Identify an Overpriced Home
Tuesday, February 26, 2013
First impressions are made at the front door
Home's entrance is seldom high on remodeling priorities
By Arrol Gellner
Have you ever been to a house where you had to skirt the gas meter or sidle around garbage cans to get to the front door? Or one where there was such a bewildering array of doors, you weren't sure which one to knock at?
The front entrance is seldom high on people's remodeling priorities. Yet, just like that old saw about first impressions, it's your home's entrance that people notice first. It's practically impossible to rectify a bad impression made at the front door.
Tract-home builders have known this for years; even in the cheapest house, they'll never cut corners on the front door. They know that a strong impression of quality here subtly colors a visitor's perception of the whole house.
For much of architectural history, front entrances have been a focal point of a home's design. In colonial New England, for example, the front door was often flanked by sidelights and topped by a pediment, setting it apart from an otherwise austere facade.
The entrance should also be clearly apparent from the street. That doesn't mean it has to be glaringly exposed to view -- just that its location should be easily deduced by an unfamiliar passerby. Architects call this principle "demarcation."
There are lots of subtle ways to demarcate a front entrance. The most common is to surround the door with an architectural form such as a pediment or other type of trim. Another traditional strategy places the door in a recess, on a projection, or under a roofed porch. You can find a well-known example of the latter on the back of a $20 bill.
Here are some thoughts for planning your own grand entrance:
The front entrance is seldom high on people's remodeling priorities. Yet, just like that old saw about first impressions, it's your home's entrance that people notice first. It's practically impossible to rectify a bad impression made at the front door.
Tract-home builders have known this for years; even in the cheapest house, they'll never cut corners on the front door. They know that a strong impression of quality here subtly colors a visitor's perception of the whole house.
For much of architectural history, front entrances have been a focal point of a home's design. In colonial New England, for example, the front door was often flanked by sidelights and topped by a pediment, setting it apart from an otherwise austere facade.
The entrance should also be clearly apparent from the street. That doesn't mean it has to be glaringly exposed to view -- just that its location should be easily deduced by an unfamiliar passerby. Architects call this principle "demarcation."
There are lots of subtle ways to demarcate a front entrance. The most common is to surround the door with an architectural form such as a pediment or other type of trim. Another traditional strategy places the door in a recess, on a projection, or under a roofed porch. You can find a well-known example of the latter on the back of a $20 bill.
Here are some thoughts for planning your own grand entrance:
- Don't place an unsheltered entrance door flush with the front wall of the house; it'll create an unwelcoming "side door" or trailer-door effect.
- Don't bring the path to the front door past utilities such as gas or electric meters, or past unsightly storage areas for trash or the like. Keep these kinds of features out of the visitor's line of sight.
- Don't force visitors to walk on a driveway to get to your front door. Provide a separate walking path, or at least set aside a portion of the driveway paving using a different color or texture so it's clearly meant just for those on foot.
- If you plan to provide a covered entrance porch, make it at least 6 feet wide -- enough for a person to stretch out both arms without touching either wall. Anything less will feel cramped and uncomfortable. Also, make the porch at least 4 feet deep (6 feet is better), or it'll feel cramped when more than one person is waiting outside the front door. A cheaper alternative to building a projecting porch is simply to recess the front door. Again, make the recess at least 6 feet wide, and not less than 2 feet deep.
- Lastly, if your house has several doors facing the street, make sure your front approach aims your visitors toward the main entrance. Your front door may seem obvious to you, but, hey, you live there.
Tuesday, February 19, 2013
What Do You Think?
I know what other realtors think but I'm more interested in what you think. Please click on the link below and take my 6 question survey.
http://survey.constantcontact.com/survey/a07e72yfqzhhddddyp0/start
Thanks, Ed
http://survey.constantcontact.com/survey/a07e72yfqzhhddddyp0/start
Thanks, Ed
Friday, February 15, 2013
6 tips on buying, renting a home for extra income
ALEX VEIG, Associated Press
Copyright 2013 Associated Press. All rights reserved. This
material may not be published, broadcast, rewritten or redistributed.
By ALEX VEIGA, AP Business Writer
(Page 1 of 2)
Low mortgage rates have made
buying a home more affordable and turned rentals into an attractive option
for investors. Throughout the downturn in the
housing market, average investors, sometimes pooling their money, have bought
foreclosures at a sharp discount and turned them into rentals. Many homeowners
also have purchased a second home and rented out their first property.
Although the housing market is
showing signs of recovery, demand for rental housing is expected to remain
strong. The national unemployment rate remains high at 7.9 percent, banks are
still working through a backlog of foreclosures and tight lending requirements
prevent many renters from becoming homeowners. And the Fed has said it will
keep its short-term interest rate, the federal funds rate, at a record low until
U.S. unemployment falls below 6.5 percent, something many economists don't
expect to happen until late 2015 at the earliest. "In this market, at this point, it's a sweet spot," says Chris
Princis, a senior executive at financial advisory firm Brook-Hollow
Financial and owner of two rental properties in Chicago. "You're getting the
market where it's just starting to rebound, but still at the bottom, with what's
looking to be a great recovery."
Here are six tips on becoming a
landlord or investor in rental property:
1. UNDERSTAND WHAT IT MEANS TO
BE A LANDLORD
Residential real estate
generally provides three possible ways to get a return on your investment: when
it's sold, assuming it has grown in value, by collecting rent and through tax
savings, such as the mortgage interest deduction. So, if you elect to buy a
property for the long-term investment potential, the goal should be to ensure
that the rental income covers the cost of your mortgage and monthly
maintenance costs. If you buy a foreclosed home,
you'll have to factor in the cost of repairs to ready the home for rent. And if
you have a mortgage on the property, you'll need to be prepared to cover the
costs for however long it takes to find a tenant. "Real estate is a great
investment if people are paying their rent," says Princis. "If they're not
paying their rent, it's a horrible investment."
2. BUY IN AN AREA WITH A HISTORY
OF STRONG RENTAL DEMAND
Neighborhoods near universities
are a good option. For homes in residential areas, proximity to schools can be a
good draw for families. Condominiums and similar
properties in communities with a homeowners' association can be a great option
because the association arranges for upkeep on the property. But check the fine print on your
mortgage and homeowners' association rules to make sure turning your property
into a rental isn't forbidden. If you're going to buy a
foreclosure, be prepared to compete with other investors, many of them paying in
cash. And because many require upgrades and repairs, expect that it will take
longer until you'll be generating rental income.
Websites like Zillow.com and
Trulia.com list foreclosures, as well as rentals in a given area.
Foreclosure tracker RealtyTrac
Inc. recently ranked U.S. metro areas, with a population of 500,000 or more,
according to the supply of available foreclosures for sale and their discount
versus other homes, among other criteria. Among the top 20 cities deemed the
best places to buy: Miami, Chicago, Philadelphia, El Paso, Texas; and
Poughkeepsie, N.Y.
Claire
Thomas, a retiree in Phoenix who owns 10 rental condos in Las Vegas, says
that landlords looking to keep their properties as income-generating rentals for
many years should look into areas that are not too expensive.
"I would rather have a
middle-of-the-road rental that stays rented than a higher-end (property),"
she says.
3. CONSIDER A USING A
MANAGEMENT FIRM
Determine whether you want to
select the tenant and handle property issues or hire a company to do it. If you
take on the responsibility, you are obliged to fix any problems (leaky faucets,
broken furnace, etc.) or find professionals to
do it.
"Are you prepared to do all of this this on your weekends or
evenings or get calls while you're at work because a pipe burst and it's
flooding?" asks Jim
Warren, chief marketing officer for property management company FirstService
Residential Realty. "What's that threshold worth to you?"
Property management firms can
charge a percentage of the rent, sometimes 10 percent or more.
Hiring out the hands-on landlord
job also makes sense if your rental property is not in the same city where
you live.
4. DO THE MATH
Although prevailing rental
prices will go a long way toward determining what you can charge, getting the
best return on your investment starts with making sure you're going to get
enough rent to, ideally, cover expenses and costs. Princis' formula is charging 15
percent above monthly mortgage and maintenance costs. So if those costs add up
to $1,000, he'll look to charge $1,150.
Of course, flexibility might be
called for if you're unable to get a tenant in for months and months.
Experts recommend starting with
popular rental listings in newspapers or on Web sites such as Craigslist.com,
Trulia and Zillow, to see what comparable apartments or rooms are going for.
Another option is rent analysis website Rentometer.com.
The good news: Rents for
single-family homes rose 2.3 percent last year from 2011, according
to Trulia.
5. SCREEN TENANTS THOROUGHLY
Once your rental starts drawing
inquiries, it pays off to screen prospective tenants by asking for previous
landlord references and running a credit and a criminal records check.
Experts also recommend asking for a deposit equal to one month's rent, plus extra if the tenant has pets. That will help cover any damage to the property and protect you if a tenant moves without paying rent. Also, have a walkthrough of the unit with the tenant and ask that they sign off on the condition of the property before they move in. That will help avoid conflicts over the security deposit if there are damages once they're ready to move out.
6. GET FAMILIAR WITH LANDLORD LAWS
Two good resources for rental rules are the U.S. Department of Housing and Urban Development's Web site (www.hud.gov ), and The Landlord Protection Agency (www.thelpa.com ), which includes state-specific rental guidelines and standardized forms for rental agreements.
An attorney or the Landlord Protection Agency also can help you craft a well-written lease, which is crucial to protect your property. It will help you evict a tenant or hold them accountable for damage if necessary.
Tuesday, February 12, 2013
Another Sign Of Housing Strength - Taking Equity Out Again:
During
the housing boom of the last decade Americans withdrew over $1 trillion in home
equity. They did it through cash-out refinances, home equity loans, and home
equity lines of credit. The latter allowed them to use their homes like an ATM.
They spent the money on cars, televisions, vacations and fancy home upgrades. It
was seemingly endless equity, until suddenly that equity was gone.
But the Home Equity Line of Credit (HELOC) is back and millions of homeowners are tapping into their equity to put it back to work. Nationally there has been a 31 percent increase in HELOC's year-over-year. With home prices up 8 percent year-over-year in December, according to the latest reading from CoreLogic, homeowners are regaining home equity at a fast clip—1.4 million borrowers rose above water on their mortgages through the end of September. That number likely increased as price appreciation accelerated toward the end of the year.
Unlike
the equity grab during the housing boom, this is real equity that borrowers are
tapping into. During the housing boom, banks were relaxed in their valuation
processes, often times only requiring a statistical valuation or at the most a
drive-by-appraisal. But not this time. After getting burned by their second
lien positions, banks are making sure that the equity is really there and are
using very strict underwriting guidelines. The fact that under these new strict
guidelines and appraisal scrutiny more and more HELOCs are being approved is
another sign that the housing market has some real strength.
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Friday, February 8, 2013
Overall Home Prices are Increasing, But......
Most Housing Markets with Biggest Price Gains Aren’t Healthy
Should we all envy Phoenix, where prices have risen 24.8% year-over-year? Probably not. Huge price gains in Phoenix and elsewhere are not necessarily a healthy sign. As part of our 2013 housing outlook, we ranked the 100 largest metros on the health of their housing markets, based on three market fundamentals: strong job growth, low vacancy rate, and low foreclosure inventory. On this list of healthiest markets, Houston ranked #1.
Weaknesses on these fundamentals are red flags for a local housing market – even when prices are galloping ahead. Few of the markets with the biggest price gains are “healthy” in terms of these fundamentals: eight of the 10 top price gainers were in the bottom half of the “healthy markets” ranking. For example, Detroit – despite a 14.2% price increase – was dead last, ranked 100 out of 100. None of the 10 markets with the largest price gains was also among the top 10 healthiest markets for 2013, though San Francisco came close, with the 11th largest price increase and the 2nd healthiest market.
Should we all envy Phoenix, where prices have risen 24.8% year-over-year? Probably not. Huge price gains in Phoenix and elsewhere are not necessarily a healthy sign. As part of our 2013 housing outlook, we ranked the 100 largest metros on the health of their housing markets, based on three market fundamentals: strong job growth, low vacancy rate, and low foreclosure inventory. On this list of healthiest markets, Houston ranked #1.
Weaknesses on these fundamentals are red flags for a local housing market – even when prices are galloping ahead. Few of the markets with the biggest price gains are “healthy” in terms of these fundamentals: eight of the 10 top price gainers were in the bottom half of the “healthy markets” ranking. For example, Detroit – despite a 14.2% price increase – was dead last, ranked 100 out of 100. None of the 10 markets with the largest price gains was also among the top 10 healthiest markets for 2013, though San Francisco came close, with the 11th largest price increase and the 2nd healthiest market.
Thursday, February 7, 2013
Sunday, February 3, 2013
Natick Open Houses Feb 3rd
Single Family Listings | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
MLS # | Status | Address | Town | Description | DOM | List Price | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71459384 | ACT | 3 Gibbs St | Natick, MA | 7 room, 4 bed, 1f 0h bath Capex18 | 72 | $300,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71440638 | ACT | 10 Vermont Avenue | Natick, MA | 5 room, 2 bed, 2f 0h bath Colonialx14 | 129 | $314,900 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71418758 | ACT | 76 South Main Street | Natick, MA | 6 room, 2 bed, 1f 1h bath Antiquex23 | 125 | $329,900 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71478062 | NEW | 30 Brookdale Road | Natick, MA | 7 room, 3 bed, 1f 1h bath Ranchx17 | 2 | $359,900 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71476178 | ACT | 163 Oak Street | Natick, MA | 7 room, 3 bed, 2f 1h bath Capex15 | 8 | $449,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71477702 | NEW | 18 Marshall Rd | Natick, MA : East Natick | 9 room, 4 bed, 2f 0h bath Capex24 | 3 | $469,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71471375 | ACT | 21 Longfellow Rd | Natick, MA : East Natick | 7 room, 4 bed, 2f 0h bath Colonialx28 | 23 | $529,900 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71478563 | NEW | 10 DWIGHT AVENUE | Natick, MA | 10 room, 4 bed, 2f 1h bath Colonialx16 | 1 | $599,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71468606 | ACT | 20 Wellesley Avenue | Natick, MA | 6 room, 3 bed, 2f 1h bath Colonialx23 | 30 | $624,900 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71478002 | NEW | 129 Union St | Natick, MA | 8 room, 3 bed, 3f 0h bath Colonialx30 | 3 | $679,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71469267 | ACT | 4 Lantern Ln | Natick, MA : South Natick | 10 room, 4 bed, 3f 1h bath Garrisonx28 | 21 | $824,800 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71439809 | ACT | 14 SANCTUARY BLVD U:Lot 8C | Natick, MA : South Natick | 9 room, 4 bed, 3f 1h bath Colonial | 131 | $949,990 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71472624 | ACT | 2 Davis Brook Drive | Natick, MA | 12 room, 5 bed, 3f 2h bath Colonialx24 | 18 | $1,225,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
71474032 | ACT | 15 Davis Brook Drive | Natick, MA : South Natick | 10 room, 4 bed, 3f 1h bath Colonialx30 | 61 | $1,249,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Single Family Listings: 14 Avg. Liv.Area SqFt: 2,473.86 Avg. List$: $636,021 Avg. List$/SqFt: $253 Avg. DOM: 44.79 |
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