Nancy and Tom Kabat Shared This Article Find the Best Agent to Sell Your House

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By: G. M. Filisko

Published: March 11, 2010

Ask detailed questions about their experience and skills to help you find the right agent for your home sale.

1. How long have you been selling homes?

Mastering real estate requires on-the-job experience. The more experience agents have, the more likely they’ll be able to handle any curveballs thrown during your home sale.

2. What designations do you hold?

Designations like GRI (Graduate REALTOR® Institute) and CRS® (Certified Residential Specialist), which require that agents complete additional real estate training, show they’re constantly learning. Ask if agents have designations and, if not, why not?

3. How many homes did you sell last year?

Agents may tout their company’s success. An equally important question is how many homes they’ve personally sold in the past year; it’s an indicator of how active and aggressive they are.

4. How many days on average did it take you to sell homes?

Ask agents to show you this data along with stats from their local Multiple Listing Service (MLS) so you can see how many days, on average, their listings were on the market compared to the average for all properties in the MLS.

5. How close were the asking and sales prices of the homes you sold?

Sometimes sellers choose their agent because the agent’s suggested listing price is higher than those suggested by other agents. A better factor is the difference between listing prices and the amount homes actually sold for. That can help you judge agents’ skill at accurately pricing homes and marketing to the right buyers. It can also help you weed out agents trying to dazzle you with a lofty sales price just to get your listing.

6. How will you market my home?

The days of agents putting a For Sale sign in the yard and hoping for the best are long gone. Look for an agent who does aggressive and innovative marketing, especially on the Internet.

7. Will you represent me exclusively?

In most states, agents can represent the seller, the buyer, or both in a home sale. If your agent will also represent buyers, understand and consent to that dual representation.

8. How will you keep me informed?

If you want weekly updates by email, don’t choose an agent who plans to contact you only if there’s an offer.

9. Can you provide references?

Ask to talk to the last three customers the agent assisted. Call and ask if they’d work with the agent again and if the agent did anything that didn’t sit well with them.

10. Are you a REALTOR®?

Ask whether agents are REALTORS®, which means they’re members of the NATIONAL ASSOCIATION OF REALTORS® (NAR). NAR has been an advocate of agent professionalism and a champion of homeownership rights for more than a century.

Other web resources

More on choosing an agent

G.M. Filisko is an attorney and award-winning writer who’s worked with many real estate agents in the past 20 years. A frequent contributor to many national publications including, REALTOR® Magazine, and the American Bar Association Journal, she specializes in real estate, business, personal finance, and legal topics.


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Tracy Kime Shares Hallways From Hell: How to Revive or Eliminate Them

Hallways From Hell: How to Revive or Eliminate Them

By: Lisa Kaplan Gordon

Published: December 16, 2013

If you’re hallway-challenged, we’ll show you how to make those odd spaces work harder and look brighter.

In fact, Cofield designed my four-bedroom house with nary a hallway to be found.

He placed two bedrooms (including the master suite) on the main floor at the end of the dining and living rooms. He put two bedrooms on the second level at the head of the stairs, so the landing is the only mini-hallway in the house.

The flow is fantastic because it wastes not — just what we wanted.

Related: Do You Need an Architect for Your Remodeling Project?

Dream Up New Space

Even though you may be stuck with hallways, your hallways don’t have to be stuck in the narrow, dark past. A little rethinking can make those passages work a lot harder and look a lot better.

If you still have books: Install floor-to-ceiling bookcases with a rolling ladder in hallways that are at least 4 feet wide. You can build them between studs or mount them on the drywall. Oak shelves are strong but expensive (5-shelf bookcase: $135); particleboard is a better value (5-shelf: $59) though you’ll sacrifice some strength.

If you’re an art lover:
Hall walls are perfect spots for family photos and third-grade artwork lit by recessed lights. To display and appreciate large art, you’ll need a hallway that’s at least 5 feet wide. If you have a blank wall at the end of the hallway, hang artwork there; it’ll draw the eye down the hall, making the trek down that runway less boring.

If you have hallway linen closets: Convert them into:

  • Study space: Free-up desktop space by installing a recessed or puck light.
  • Liquor and wine storage: Wine racks can line the wall or top a base cabinet (that locks!) for storing the hard stuff.
  • School staging area: Install hooks and base cubbies for backpacks and jackets.

Add Light

More is better, and combining different types of lights is better still:

  • Pendants set at different heights break up a long, dull hallway.
  • Sconces brighten walls and make them look wider.
  • Skylights bring in natural light and perk up the space.
  • Solar tubes funnel light into the space if your hallways don’t have direct access to the sky; some have add-on electric lights.
  • Runway lights at the baseboard create a cool effect and add visual interest.

Borrow Light

Another way to bring in light is to widen doorways and replace wood doors with full or partial glass doors. This works best with doors to laundry rooms, dens, bathrooms, and other non-bedroom spaces.

Used etched glass or frosted glass, which adds a visual punch while protecting privacy and letting light shine through.

Do Away with Walls

In some instances, you may be able to eliminate hallway walls. For example, eliminate the wall between a hallway and a kitchen and you can annex the space to your kitchen.

You can replace load-bearing walls with support beams hidden within a chase or with posts hidden within columns. Make sure you consult a structural engineer or architect who will determine the best way to open space and keep your house from caving in.

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    Ed Yoder Suggested This Article If You Were Selling Today, Would You Have the Home That Buyers Want?

    If You Were Selling Today, Would You Have the Home That Buyers Want?

    By: Dona DeZube Published: November 8, 2013

    Knowing what appeals to today’s
    homebuyers, and considering those trends when you remodel, can pay off
    years from now when you sell your home.

    English: Energy efficient light fixture locate...

    Two new surveys about what homebuyers want have me feeling pretty smug about my own home choices. Maybe you’ll feel the same.

    Privacy from neighbors remains at the top of the most-wanted list
    (important to 86% of buyers), according to the NATIONAL ASSOCIATION OF
    REALTORS’® “2013 Community Preference Survey.” Privacy is no doubt the
    best feature of my mid-century ranch home, since I can only see one
    neighbor’s house and it’s a couple hundred feet down my driveway.

    It may not be practical to move your neighbors farther away (although
    I’m sure many people wish they had that superpower), but you can
    increase your home’s privacy (and therefore its resale value) by
    planting a living privacy screen of trees and shrubs or by physically screening off your patio.

    Related: Trees Contribute to Property Value, Energy Savings, and More

    3 More Takeaways for the Next Time You Remodel

    1. More and more generations are living together.
    Another NAR survey, the “2013 Profile of Home Buyers and Sellers,” found
    14% of buyers purchased a home suited to a multigenerational household
    due to children over the age of 18 moving back into the house, cost
    savings, and the health and caretaking of aging parents.

    I did that back when my parents were still alive, and it worked out
    great for everyone. I didn’t have time to let my infant daughter nap on
    my shoulder all afternoon, but my mom did. She couldn’t drive to church
    meetings at night, but I could take her. And neither of us liked
    cleaning the gutters, but my husband didn’t mind that chore.

    Even if you’d rather live in a cardboard box than with your mother, you might want to consider the multigenerational living trend
    when you’re remodeling. For instance, opting for a full bath when
    finishing the basement could offer more convenience for you now and
    boost your home’s resale value by making it more appealing to a
    multigenerational family.

    2.  On average, homeowners live in their home for nine years.
    That’s up from six years in 2007. Since you’ll be in your home for a
    long time, it makes sense to remodel to suit your taste but also with
    long-lasting marketability in mind. After all, you don’t want to have to
    redo stuff. For instance, you can go for trend-defying kitchen features, like white overtones and Shaker-style cabinets, which work with a variety of styles.

    I feel compelled to caution against going so far out of the norm for
    your neighborhood that it’ll turn off potential buyers even nine years
    from now. (It never hurts to get your REALTOR®’s opinion on your
    remodeling plans.)

    Related: Home Upgrades with the Lowest ROI

    3.  Homebuyers love energy efficiency. Heating and
    cooling costs were “somewhat” or “very important” to a whopping 85% of
    buyers. If your home could use an energy-efficiency upgrade, go with
    projects that have a solid return on investment, like sealing your air leaks and adding attic insulation.
    You’ll save money on your utility bills now and when you’re ready to
    sell, your home will appeal to buyers looking for efficiency.

    By the way, to take back your energy bills, you need to do at least four things. One to two fixes won’t cut it, thanks to rising energy costs.

    About two-thirds of survey respondents also thought energy-efficient
    appliances and energy-efficient lighting were important. Tuck away your
    manuals and energy-efficiency information when you buy new appliances
    and lighting. When you’re ready to sell (in nine years) you can pull
    those out and display them where buyers will see them.

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    Featured Agent Fred Krueckeberg Shared Article About How Much Mortgage You Can Afford

    Can I afford a mortgage4 Tips to Determine How Much Mortgage You Can Afford

    By: G. M. Filisko

    Published: March 11, 2010

    By knowing how much mortgage you can handle, you can ensure that home ownership will fit in your budget.

    1. The general rule of mortgage affordability

    As a rule of thumb, you can typically afford a home priced two to three times your gross income. If you earn $100,000, you can typically afford a home between $200,000 and $300,000.

    To understand how that rule applies to your particular financial situation, prepare a family budget and list all the costs of homeownership, like property taxes, insurance, maintenance, utilities, and community association fees, if applicable, as well as costs specific to your family, such as day care costs.

    2. Factor in your downpayment

    How much money do you have for a downpayment? The higher your downpayment, the lower your monthly payments will be. If you put down at least 20% of the home’s cost, you may not have to get private mortgage insurance, which costs hundreds each month. That leaves more money for your mortgage payment.

    The lower your downpayment, the higher the loan amount you’ll need to qualify for and the higher your monthly mortgage payment.

    3. Consider your overall debt

    Lenders generally follow the 28/41 rule. Your monthly mortgage payments covering your home loan principal, interest, taxes, and insurance shouldn’t total more than 28% of your gross annual income. Your overall monthly payments for your mortgage plus all your other bills, like car loans, utilities, and credit cards, shouldn’t exceed 41% of your gross annual income.

    Here’s how that works. If your gross annual income is $100,000, multiply by 28% and then divide by 12 months to arrive at a monthly mortgage payment of $2,333 or less. Next, check the total of all your monthly bills including your potential mortgage and make sure they don’t top 41%, or $3,416 in our example.

    4. Use your rent as a mortgage guide

    The tax benefits of homeownership generally allow you to afford a mortgage payment—including taxes and insurance—of about one-third more than your current rent payment without changing your lifestyle. So you can multiply your current rent by 1.33 to arrive at a rough estimate of a mortgage payment.

    Here’s an example. If you currently pay $1,500 per month in rent, you should be able to comfortably afford a $2,000 monthly mortgage payment after factoring in the tax benefits of homeownership.

    However, if you’re struggling to keep up with your rent, consider what amount would be comfortable and use that for the calcuation instead.

    Also consider whether or not you’ll itemize your deductions. If you take the standard deduction, you can’t also deduct mortgage interest payments. Talking to a tax adviser, or using a tax software program to do a “what if” tax return, can help you see your tax situation more clearly.

    G.M. Filisko is an attorney and award-winning writer who’s owned her own home for more than 20 years. A frequent contributor to many national publications including, REALTOR® Magazine, and the American Bar Association Journal, she specializes in real estate, business, personal finance, and legal topics.

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    Karen Lumm Presents How to Assess the Real Cost of a Fixer-Upper House



    How to Assess the Real Cost of a Fixer-Upper House


    Article From By: G. M. Filisko

    Published: August 24, 2010


    When you buy a fixer-upper house, you can save a ton of money, or get yourself in a financial fix.


    Trying to decide whether to buy a fixer-upper house? Follow these seven steps, and you’ll know how much you can afford, how much to offer, and whether a fixer-upper house is right for you.


    1. Decide what you can do yourself


    TV remodeling shows make home improvement work look like a snap. In the real world, attempting a difficult remodeling job that you don’t know how to do will take longer than you think and can lead to less-than-professional results that won’t increase the value of your fixer-upper house.


    Do you really have the skills to do it? Some tasks, like stripping wallpaper and painting, are relatively easy. Others, like electrical work, can be dangerous when done by amateurs.


    Do you really have the time and desire to do it? Can you take time off work to renovate your fixer-upper house? If not, will you be stressed out by living in a work zone for months while you complete projects on the weekends?


    2. Price the cost of repairs and remodeling before you make an offer


    Get your contractor into the house to do a walk-through, so he can give you a written cost estimate on the tasks he’s going to do.


    If you’re doing the work yourself, price the supplies.


    Either way, tack on 10% to 20% to cover unforeseen problems that often arise with a fixer-upper house.


    3. Check permit costs


    Ask local officials if the work you’re going to do requires a permit and how much that permit costs. Doing work without a permit may save money, but it’ll cause problems when you resell your home.


    Decide if you want to get the permits yourself or have the contractor arrange for them. Getting permits can be time-consuming and frustrating. Inspectors may force you to do additional work, or change the way you want to do a project, before they give you the permit.


    Factor the time and aggravation of permits into your plans.


    4. Doublecheck pricing on structural work


    If your fixer-upper home needs major structural work, hire a structural engineer for $500 to $700 to inspect the home before you put in an offer so you can be confident you’ve uncovered and conservatively budgeted for the full extent of the problems.

    Get written estimates for repairs before you commit to buying a home with structural issues.

    Don’t purchase a home that needs major structural work unless:


    You’re getting it at a steep discount


    You’re sure you’ve uncovered the extent of the problem


    You know the problem can be fixed


    You have a binding written estimate for the repairs


    5. Check the cost of financing


    Be sure you have enough money for a downpayment, closing costs, and repairs without draining your savings.

    If you’re planning to fund the repairs with a home equity ( or home improvement loan:


    Get yourself pre-approved for both loans before you make an offer.


    Make the deal contingent on getting both the purchase money loan and the renovation money loan, so you’re not forced to close the sale when you have no loan to fix the house.


    Consider the Federal Housing Administration‘s Section 203(k) program (, which is designed to help home owners who are purchasing or refinancing a home that needs rehabilitation. The program wraps the purchase/refinance and rehabilitation costs into a single mortgage. To qualify for the loan, the total value of the property must fall within the FHA mortgage limit for your area, as with other FHA loans. A streamlined 203(k) program provides an additional amount for rehabilitation, up to $35,000, on top of an existing mortgage. It’s a simpler process than obtaining the standard 203(k).


    6. Calculate your fair purchase offer


    Take the fair market value of the property (what it would be worth if it were in good condition and remodeled to current tastes) and subtract the upgrade and repair costs.


    For example: Your target fixer-upper house has a 1960s kitchen, metallic wallpaper, shag carpet, and high levels of radon in the basement.

    Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement.


    The cost to remodel the kitchen, remove the wallpaper, carpet the house, and put in a radon mitigation system is $40,000. Your bid for the house should be $160,000.


    Ask your real estate agent if it’s a good idea to share your cost estimates with the sellers, to prove your offer is fair.


    7. Include inspection contingencies in your offer


    Don’t rely on your friends or your contractor to eyeball your fixer-upper house. Hire pros to do common inspections like:


    Home inspection. This is key in a fixer-upper assessment. The home inspector will uncover hidden issues in need of replacement or repair. You may know you want to replace those 1970s kitchen cabinets, but the home inspector has a meter that will detect the water leak behind them.


    Radon, mold, lead-based paint


    Septic and well




    Most home inspection contingencies let you go back to the sellers and ask them to do the repairs, or give you cash at closing to pay for the repairs. The seller can also opt to simply back out of the deal, as can you, if the inspection turns up something you don’t want to deal with.

    If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.


    More from HouseLogic


    What you need to know about foundation repairs (

    Budgeting for a home remodel (

    Tips on hiring a contractor (


    Other web resources


    This Old House remodeling cost estimates (

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    G.M. Filisko is an attorney and award-winning writer whose parents bought and renovated a fixer-upper when she was a teen. A regular contributor to many national publications including, REALTOR® Magazine, and the American Bar Association Journal, she specializes in real estate, business, personal finance, and legal topics.


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    Welles Bowen Welcomes Carol Botek

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    • Graduate of the University of Toledo


    My Pledge To You…

    I will act on your behalf to see that you get the best price and terms on your Real Estate transaction. I will maintain constant contact with you so that you are well informed throughout the transaction. I promise you excellent service with a written guarantee!

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    Lori Bentchoter Presents Reimagining the Kitchen: Trends for 2013

    Reimagining the Kitchen: Trends for 2013

    By: John Riha Published: January 30, 2013

    Today’s kitchen is a quick-change artist that adores families and loves simplicity.

    If you’re looking to remodel your kitchen, we’ve got good news and bad news.

    First, the good stuff. According to trend experts Lita Dirks and Dominick Tringali, you don’t have to shell out major cash to add space. Instead, look to expand what you already have. Vault your ceiling, add windows, squeeze in clever storage ideas. Make the space work harder, not bigger.

    Plus, relax. Casual kitchens are trending, with doo-dads and gee-gaws (think elaborate trim and vent hoods that look like medieval castles) going away, and simpler, sleeker designs coming on strong.

    Speaking on kitchen trends at the 2013 International Builder’s Show in Las Vegas, interior designer Dirks and architect Tringali teamed up to describe the new American kitchen as one piece of a larger, open floor plan.

    It’s all part of a new kitchen gestalt that Dirks describes as the “prep-eat-play” triangle, with flexibility and casual living as key ingredients. The notion tosses the kitchen into a design blender along with living, dining, and family rooms, and frappes everything into communal happiness.

    Example: You can eat at a comfy banquette, or in front of the TV (don’t tell your child-development counselor), or in the breakfast nook, or you can belly up to the island. No rules!

    The bad news (OK, it’s not that bad) is that we’ve heard some of this before. Open floor plans have been around since the moon landing and yes, we like them. A lot. What we really have here is affirmation — and freedom to create kitchens that are less ornate and yet have more personality.

    Just like you.

    Of course, Dirks and Trengali definitely have the pulse of today’s home owner and offer some great takeaways. We’ve combined their goodies with our own kitchen trendspotting for 2013. If you’re planning a kitchen redo, here’s what you need to know:

    Contemporary kitchens are In. Specifically, they’re getting simpler and more modern, with less elaborate detail and trim. In fact, the National Kitchen and Bath Association reports that in its annual survey of kitchen designers, “transitional” design — meaning a simple, more modern aesthetic — has surpassed “traditional” as the preferred design for the first time in the association’s history.

    Kitchen cabinets are dark, or white. Darker, furniture-like finishes are popular, but so is pure white. The middle ground — think natural oak — is going away. Dark finishes help the kitchen integrate into the overall scheme; pure white is the ultimate accent color that readily complements the rest of the living area.

    Islands rule. Kitchen islands are becoming more multi-dimensional, serving as food-prep areas, snack stations, wine storage, and display cabinets for objets d’art. Also, they’re essential for directing traffic flow within an open floor plan, channeling guests toward comfy seating areas, for example. Small kitchen? Go with a rolling cart that’s there when you need it.

    Countertop revolution. Say hi to porcelain and ceramic slabs that look like stone, wood, and fabric, says Jamie Gold, a California designer. The product is made from clay, quartz, and feldspar that’s subjected to high heat — just like regular tile. Unlike other engineered countertops, this product doesn’t use cements or resin binders. It’s not readily available in the U.S. yet.

    Appliances are disappearing. In the past, we loved our commercial-style kitchen appliances that made us look like we really knew how to cook. Now, appliances are hiding behind wood panels and faux veneers so they integrate better with the overall living space. New finishes, such as GE’s slate and Whirlpool’s Ice White, are bucking the stainless steel trend, but don’t bet on stainless going away anytime soon — it’s still hot.

    Espresso yourself. An eye-catching extra gives a kitchen a blast of personality. Cool sinks and high-tech faucets are au courant. Other possibilities include:

    • Stylish vent hood.
    • Ventless fireplace.
    • Espresso machine.
    • One-of-a-kind tiles as accents on kitchen backsplashes and countertops.

    Glass finishes. Glistening glass is popping up everywhere in the kitchen, especially glass tiles installed as backsplashes. Applying clear glass panels over walls painted soft colors gives a deep sheen that harmonizes with today’s contemporary looks. Bonus: It’s easy to clean.

    Grab some fresh air. Outdoor kitchens and entertaining areas are hot. Your indoor kitchen should have an outdoor doppelganger close by, available through wide glass doors.

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    Here’s the Latest Article found for you by Brian Carroll

    6 Reasons to Reduce Your Home Price

    By: G. M. Filisko Published: March 19, 2010

    While you’d like to get the best price for your home, consider our six reasons to reduce your home price.

    These six signs may be telling you it’s time to lower your price.

    1. You’re drawing few lookers

    You get the most interest in your home right after you put it on the market because buyers want to catch a great new home before anybody else takes it. If your real estate agent reports there have been fewer buyers calling about and asking to tour your home than there have been for other homes in your area, that may be a sign buyers think it’s overpriced and are waiting for the price to fall before viewing it.

    2. You’re drawing lots of lookers but have no offers

    If you’ve had 30 sets of potential buyers come through your home and not a single one has made an offer, something is off. What are other agents telling your agent about your home? An overly high price may be discouraging buyers from making an offer.

    3. Your home’s been on the market longer than similar homes

    Ask your real estate agent about the average number of days it takes to sell a home in your market. If the answer is 30 and you’re pushing 45, your price may be affecting buyer interest. When a home sits on the market, buyers can begin to wonder if there’s something wrong with it, which can delay a sale even further. At least consider lowering your asking price.

    4. You have a deadline

    If you’ve got to sell soon because of a job transfer or you’ve already purchased another home, it may be necessary to generate buyer interest by dropping your price so your home is a little lower priced than comparable homes in your area. Remember: It’s not how much money you need that determines the sale price of your home, it’s how much money a buyer is willing to spend.

    5. You can’t make upgrades

    Maybe you’re plum out of cash and don’t have the funds to put fresh paint on the walls, clean the carpets, and add curb appeal. But the feedback your agent is reporting from buyers is that your home isn’t as well-appointed as similarly priced homes. When your home has been on the market longer than comparable homes in better condition, it’s time to accept that buyers expect to pay less for a home that doesn’t show as well as others.

    6. The competition has changed

    If weeks go by with no offers, continue to check out the competition. What have comparable homes sold for and what’s still on the market? What new listings have been added since you listed your home for sale? If comparable home sales or new listings show your price is too steep, consider a price reduction.

    More from HouseLogic

    How to ready your home for sale at little cost

    How to review offers on your home

    Other web resources

    More on setting the right price

    G.M. Filisko is an attorney and award-winning writer who made strategic price reductions that led to the sale of a Wisconsin property. A frequent contributor to many national publications including, REALTOR® Magazine, and the American Bar Association Journal, she specializes in real estate, business, personal finance, and legal topics.

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    Another Great Video from Kam Warner

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