Tag: whisperer

4 REASONS Why you need a licensed Realtor® when buying a NEW home in Prairieville.

February 3, 2017

It’s exciting to walk into a new home with the possibility of being your next home. All the finishes are polished, The carpet hasn’t been stepped on looking worn, The granite counter tops would make any of your friends jealous, so what could go wrong by just buying it from the builders themselves. I mean, it is new. Well, as you probably could have guessed many things can go wrong and do go wrong when you go at it yourself. Below Ive listed 4 reasons why you should really hire a licensed local Realtor®. 

1. Contracts and Addendum’s

 When buying a new home in the state of Louisiana, many builders use their own contracts.  Realtors® always have clients sign a state contract as well,  so the buyer can understand their legal rights as buyer. Other builders do use the state contract but will add many addendum’s along with it. Those addendum’s vary from, explaining the elevation of the home, to explaining the flood zone the home is being built on. They can be extremely confusing especially if you haven’t seen anything like them before. Many buyers get so excited by the idea of the new home and just sign away before really reading through the papers they are signing. An experienced Realtor® knows the in and outs of what you should and shouldn’t be signing.

2.  Finding a reputable builder.

When a Realtor® has lived and worked in Prairieville like I have, we have seen the good, the bad and the really, really awful in home building. You should want to know who’s been building in the area for years, and who can be trusted to come back if you have any issues with your home after the closing date. 

*** I have a list of builders that have built homes for my clients in the past, I know they are completely trustworthy, and stand by their work. If you’d like some more information on home builders in Prairieville feel free to call or email me.***

3. Assist you in negotiations.

Generally here in Prairieville the listing price is the price and builders will not negotiate it lower but a savvy agent knows how to get you a sweeter deal with incentives. For example adding an appliance package or upgrading counter tops for the buyer to get a little extra for the same price. Some builders are still willing to work with agents to get the deal done. 

4. When something goes wrong.

Nobody likes to feel like they didn’t get what they paid for. When things go wrong your Realtor® should be going to bat for you. They know how to handle situations that can get pretty ugly if you don’t have someone in your corner protecting your best interests.

BONUS: When deciding on upgrades it can be difficult to know which one will give the best bang for your buck. Your Realtor® does, especially in our area. When it comes time to sell your home at a later date, it is always good to know what appeals to buyers to make your home sell quicker in the future.

New home buying can be smooth sailing, you just need to have someone on your side during the process. If you are looking in the Prairieville area and would like to talk,  feel free to call or email me with your questions. 

“Because YOU matter”

Your Real Estate Whisperer

Kristina Smallhorn Your Real Estate Whisperer

Buying a Prairieville home from out of state? Here are some tips to help you.

February 1, 2017

Buying a home in Prairieville from across the country has become a much easier task. I would have told you several years back,  “Anyone buying a home off the internet is crazy!”  Now, I’m eating those words.  As scary as it may sound,  I’ve had several clients do this recently and it has become more popular with easy access to video, virtual tours and signing documents with electronic signatures.  Buying across the world has become much easier, and all of my cross country buyers have been extremely pleased with their new home purchase. Here are some tips that can help you handle the process a little easier.

Investigate your Prairieville neighborhood.  

Its important to do your homework when buying in Prairieville or anywhere else for that matter. A Realtor® can help you with this and the Internet is your friend. You can get neighborhood market reports from your Realtor® and look up crime statistics from a quick Google search. Even if you don’t have children it is important to find out what the schools are like in the area so when you go to sell your home it will be appealing for future home buyers.

Budget your travel.

Not only will you need to know your moving expenses but you will need to create a budget to view your future home at least once. I strongly recommend this, even though I have had a few clients that bypassed my advice and went  through the process without ever seeing the home in person until after closing. The reason I recommend this is only because you really can’t get a feel of a neighborhood by pictures or video. 

Narrow down what you really want.

To make it easier for yourself,  it’s best to make a list of absolute “must haves” in your next home. After you have done your homework on location, price and size, you need to narrow down the list to things like, fenced in backyard, 2 car garage or open floor plan. This will make your choices more tailored to your specific needs and not have to sift through dozens of  listings. Working with a local Realtor® is essential with this aspect of cross country home buying. 

Overcoming Cross Country Home Buying.

For some home buyers the thought of buying across the country can be overwhelming. Even with all the technical advances, it does little to settle their nerves. Some folks have considered  renting for a period of time to get a feel for the area, including traffic and convenience. If this approach appeals to you, please consider how much it will cost to store the items that won’t fit in your rental Also, be sure you fully understand the terms of any lease, including any penalties. Any deposits that are required must also be added to your budget.

Clearly, Internet home buying has become a new way of life for many. Even my 84 year old Aunt recently bought a home that she saw solely in videos and pictures, and never saw the actual house until she moved in!  

In order to do this effectively, it is imperative to work with a Realtor® who has knowledge of the area, the ability to provide you with various visual displays, legal real estate expertise and one who will take the time to get you all the necessary information.

“Because YOU Matter”

Your Real Estate Whisperer

Kristina SmallhornYour Real Estate Whisperer

Buying a newly built home in Prairieville? Here are 6 important things to know.

January 30, 2017

In Ascension Parish we sell a lot of new homes, The area has grown by leaps and bounds, especially in the last 10 years.  Sometimes I forget how much it has grown until I get in my car to go shopping for groceries. Not too long ago, I would have to drive several miles just to get to a grocery store or a pharmacy. Now, we have much more convenience. It’s really become a convenient little town. No wonder why people are flocking here. We have affordable housing and fantastic public schools in addition to the convenience.  As the result, home builders have been busy scooping up large parcels of land and building new homes like little worker bees. I can hardly keep up with all the new neighborhoods that have been popping up throughout the parish.


To give you an example, last year there were 973 homes sold in Prairieville alone!  Of those 973 homes, 355 were new construction. These homes vary in price from the $160s to the high $400s.

So what do you need to know before buying a new home in Prairieville?

1. What is the builder offering?

 

Does the builder offer to pay closing costs? Do you have to use their preferred lender? Do you have to use their preferred title company? If you don’t use the preferred provider will you still get some kind of incentive like fencing, window blinds or upgraded carpeting?

Many larger builders do offer to pay your closing costs, sometimes as much as $5000, but with the caveat  that you have to use their preferred lender and title company. I would strongly recommend shopping the lenders so you are getting the best deal in the long run. Sometimes when you see that they are “giving” you $5000 in closing costs, the preferred lender simply puts that money into your loan somewhere else.

2. What are the standard finishes?

We all get impressed when we walk through a model home. Its impeccably decorated and has all the bells and whistles! It’s easy for anyone to envision themselves living there. So its very important to ask what is standard and what is considered an upgrade. Finishes like rubbed oiled bronze, crown molding in all the bedrooms, and tiled showers might all be considered an upgrade, which could add significantly to the price of the house.  Flooring is a very popular upgrade,  and if you are wondering if this is a good upgrade investment, the market seems to suggest that it is.   More and more people are asking for homes without any carpeting. 

3. What is the neighborhood going to be like when its complete?


Has the builder bought the whole neighborhood? You need to know this because if the builder owns the entire development, the unsold lots will most likely be filled with similarly designed and priced houses, whereas if the development utilizes various builders, the construction may be significantly different both in architectural design

and cost. You need to be wary of anything that might devalue your home.

Is this a large builder that will be able to finish what they have started? What is the timeline for it to be built out?  Not many people like living in a construction zone, as the sounds of noisy trucks, nail guns and other construction equipment can grate on your nerves, especially over long periods of time.

What are the amenities the neighborhood is offering?

When the neighborhood is finished it always nice to be able to be in an neighborhood that offers amenities for its residents like a manicured front entrance, play area for children and a community swimming pool.

4. Is there an HOA? 

You’ll need to pay close attention to this, so be sure to get a copy of the rules and regulations PRIOR to your new home purchase. Some HOA’s are extremely strict with many limitations placed on the homeowner.You need to look them over to see if these rules and regulations are reasonable for you and your family.

For more information on HOA’s in Ascension Parish, visit this post;

https://yourrealestatewhisperer.com/2016/10/26/the-hoa-in-ascension-parish/

5. What kind of warranty does my home offer?

In the state of Louisiana your home is covered by The New Home Warranty Act, covering your home for several years on certain aspects like the foundation, plumbing and wiring. The link below will give you access to the details. No builder can opt out of this coverage.

To get a copy of the Louisiana New Home Warranty Act, Follow the link below

 http://110title.com/the-louisiana-new-home-warranty-act-nhwa-the-basics/ 

6. Check References.

Google, and the Internet in general, have made it so easy for the home buyer to get good referral without having to take the builders nicely packaged referrals that are sitting in their lovely glossy new home packet!   It’s not unheard of, to drive in a neighborhood and ask people what they think of their home and how the building process went. You can check Facebook to see if the builder has a business page with reviews. Also, ask your Realtor® what their experience with the builder has been in the past.

If you are considering building a new home, I have the name and number of several builders that I have worked with in the past. I know many bigger builders as well, so please, feel free to reach out to me to ask questions and get more information.. Looking forward to your call.  225-246-1812. Why, You ask……..

“Because YOU matter”

Your Real Estate Whisperer 

Kristina Smallhorn Your Real Estate Whisperer

There is nothing SHORT about a Short-Sale.

January 2, 2017

The verbiage alone makes it sound simple and easy. I assure you that they are labor intensive transactions. Many people ask, when searching for a home and come across the listing that say’s “Short-Sale” what exactly it is. In the simplest terms in just means the sellers are going to sell the home for less than they owe to the lender. This sounds like a great buy for the presumed buyers of these homes, but here some things you should know about them from my personal experience as well as questions that should be answered before you dive into purchasing a short-sale home.

Has the short-sale been approved?

In our area of Ascension Parish we don’t see too many short-sales any longer since the housing bubble fizzled a bit in 2008-2009. Many agents who are not experienced with a short sale get a surprising education pretty quickly. If your sellers have to “short-sale” their home the sellers agent must fill out the proper paperwork with the sellers approval to speak with the lender about short selling the home. Comparable homes in the area must show the home is worth less than what is owed and the lender must “approve” the asking price for the home in its current condition. This can take weeks, even months.

If you find a “short-sale” make sure to ask if the home was “approved” for the asking price on the MLS.

You got an accepted offer from the sellers? Not a time to relax, not just yet….

Even though you have negotiated a price with the sellers, it still needs to be accepted by the lender. The seller’s agent has to put together a settlement statement to the lender that is then “approved” or “declined” by the bank. (I have even seen a lender turn down a full asking price short-sale). This approval can take weeks even months to come through. The agents working on this call, fax, email, and use sites to upload documents to make the sale go through.

Got acceptance from the sellers and lender, what now?

This is the time you want to do your inspections, and I STRONGLY suggest you hire a professional inspector. You are going to want to keep a running total of cost of repairs. In many cases the sellers are not in the position to make costly repairs or even minor ones so this is on you, the buyer. You really need to weigh out how much these things will cost you to do. Is the amount more than the reduction you got on the home? Then you may want to find another home.

Hurry up and wait!

You have sent everything 4 times to your agent that’s been required. The sellers have too but 10 times. What could possibly be taking so long? Nobody really knows why these take so long to get approved.  The theory is that only one person at each lending institute is doing these short-sale approvals, and they get a 3 hour lunch and several paid days off. (sarcasm). Kidding aside, this can take several months to get the rubber stamp that its cleared to close.

The patient will prevail.

The process can be long and exhausting but you can really get a great home for way less than the comparable’s in the neighborhood. If you have patience you can win out. It’s important you have an agent that is informed of the process and can explain the up and downs as they come along during purchasing a short-sale. There are many other things that can happen during the waiting period for approvals. I just touched on a few of the big ones. I’d love to be the one to help you with your short-sale purchase, Why?

“Because YOU Matter”

Your Real Estate Whisperer

Why Not go FSBO in Ascension Parish?

September 19, 2016

Of course me being a REALTOR® I am going to tell you why “For Sale By Owner” doesn’t really work out in everyone’s best interest. That’s my job right? Well, I am going to be honest, it does workout for some people. They sell their home fast for the price they want, but could they have avoided the paperwork and aggressive marketing stress? Could they have put themselves in danger because they hadn’t properly vetted the possible buyers? Could they have gotten it sold faster? Could they have not wasted their precious time with unqualified buyers? The answer to all those question is without a doubt YES!!!!!!! Let me explain.

On the first point it is my job to educate buyers and sellers to why “For Sale By Owner” is not always the best idea. We in the industry know our market better than anyone. We know what’s selling. We know the best marketing plan. We know when a home is overpriced and isn’t worth what the “For Sale By Owner” is asking. Most of all we know how to put together a contract that protects the buyer and the seller. We know our profession. So much goes into buying and selling a home. It isn’t just the contract. You have to understand and know the right people. For instance, do you know the closing attorneys in your area that specialize in your type of sale? A REALTOR® does. You have to know the right inspectors to inspect the home for buyers – a REALTOR® does and for less money than finding one on your own. Not to mention any addenda to the contract if something during the transaction comes up. Most “For Sale By Owners” do not protect themselves using the right verbiage or addenda from negotiated terms after the contract is signed. In the end, this costs them money and possible litigation.

Onto my second point – pricing the home. Most sellers are trying to sell the home for what their neighbors got down the street. So if the home down the street sold for $200,000. They want the same thing. Guess what? The appraisers know that the sellers are not paying a commission to the agents and may give you less value to your home because of it. Also, both pricing and values fluctuate and decrease, so in order to have your home priced in line with the rest of the comparable homes, you need to know the market. A REALTOR® does and can give you the best competitive price for your home.

PAPERWORK!!

When I began working in Ascension Parish as a REALTOR® the sales contract was 3 pages. Now its 7 pages. When I put in an offer to send to the listing agent I have a minimum of 15 pages to send. All of these pages are to protect the buyer and the seller. I add addendums and disclosures, so everyone in the process is aware of the “in’s and out’s” of the transaction. These forms wouldn’t be used in most cases when you are buyer or selling a “For Sale By Owner”. Furthermore, I know what the sales contract means – every single line – something that only an experienced REALTOR® or an attorney would know.

Security

We live in a day an age where we don’t really know everyone in Ascension Parish. At one time we knew someone in your family. Whether it be your momma or your sister’s cousin, somehow we could figure out who you belonged to. It’s not that way anymore. Our Parish has grown in leaps and bounds, but with that we need to be careful who we allow in our homes when we are trying to sell a property. Our safety, even as a REALTOR®, when we show homes to prospective clients is forefront. Not too long ago an agent was kidnapped and killed, because she showed a home to a prospect that she hadn’t vetted first. It can happen to anyone, and you have to know what questions to ask to know if they are serious or just want to stake out your home to rob you blind at a later date.

I make sure that ALL of my listings have a SUPRA® lockbox on them. I know who’s come to your home and at what time. These are “smart” lockboxes and I receive a text message letting me know anyone who come into your home using the keys from this lockbox.

Sold faster? Really?

This is statistically true, You can just do a quick Google search in your area and you will see that not only does a REALTOR® sell it faster, they get more money for your home. When you list on your local MLS you are presenting your home to ALL the agents in the area that are members of the MLS. This means that if they have a client that’s been waiting for a home in your price range, they will be sending that client the home the minute it hits that market. Generally most agents don’t even look at the “For Sale By Owner” website since many will not pay the buyer’s broker a commission, or the website isn’t updated regularly and the home had been sold months ago. A REALTOR® knows how to market your home with professional photographs, the right kind of marketing, and how to showcase your home in the best light with staging and decluttering.

In closing I’d like to say this. I personally handhold each one of my clients. It’s just the level of service I like to provide. Some people have had great success selling their home themselves, but more than many have not. Wasting many weekends hoping someone would call to see their home, I take personal pride in helping sellers not waste their precious time or their safety with unqualified buyers. I make sure buyers do not waste their time with homes that are over-priced when listed “For sale by Owner”, as do many agents. That’s why “For Sale By Owner” isn’t the best way to go when you want your home sold fast. It doesn’t save you money, because you had to pay all those mortgage payments waiting for a buyer. In the long run it cost you.

I tell you all of this “Because YOU matter”

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