Birkdale,Birkdale Village and Huntersville Area Real Estate

Birkdale |Lake Norman|Charlotte = Your Realtor For Life - Roby Robertson

2025-04-08T14:12:00.006-04:00

Contact Info

Mobile 704 451 7051]

Email carolinalivingrealestate@yahoo.com

**Professional Summary**

Licensed real estate professional with 21+ years of experience specializing in residential properties in the Greater Winston Salem and Lake Norman areas. Consistently ranked in the top 15% of agents for sales volume, with a proven track record of closing over $50M in transactions. Skilled in negotiation, market analysis, and client relationship management. Also built a successful Property Management Business in 2006 that operates in Winston Salem and Charlotte areas.

**Key Skills**

- Real Estate Sales and Negotiation

- Market Analysis and Pricing Strategies

- Client Relationship Management

- Property Marketing

- Excellent at communication through all phases of transactions.

- Property Management Proficiency with numerous clients. Many clients are 10+ years satisfied.

**Professional Experience**

**Real Estate Broker**

*Carolina Living Real Estate

*January 2005 – Present*

Century 21 - Lake Norman

*January 2003 – Dec 2005*

- Closed over $25M in residential real estate transactions.

- Consistently ranked in the top 15% of agents for sales volume in the region.

- Created long lasting relationships with clients, resulting in many client referrals repeat business.

**IT Consultant**

*Various IT Consulting Firms ( VA., NC)*

*Feb 1980 – December 2002*

- Traveled throughout the US assisting corporations with various IT projects

**Education**

**East Carolina University**

*Greenville, NC

**Bachelor of Fine Arts (BFA)**

*Graduated: December 1979*

**Awards and Achievements**

- Rookie of the year C21 Lake Norman 2003

**Professional Affiliations**

- National Association of Realtors (NAR)

- NC Association of Realtors (NCAR)

Charlotte|Lake Norman What does Your Property manager Do for you!

2025-02-12T15:52:00.004-05:00

A **property manager** is responsible for overseeing and managing real estate properties on behalf of the owner. Their primary goal is to ensure the property is well-maintained, profitable, and meets the needs of tenants or residents. Here’s a breakdown of their key responsibilities:

### 1. **Tenant Management**

- **Leasing and Marketing**: Advertise vacancies, show properties to potential tenants, and screen applicants (e.g., credit checks, background checks).

- **Lease Agreements**: Prepare and enforce lease contracts, including rent collection and lease renewals.

- **Tenant Relations**: Address tenant concerns, complaints, and maintenance requests in a timely manner.

- **Evictions**: Handle the legal process of evicting tenants if necessary.

### 2. **Financial Management**

- **Rent Collection**: Ensure timely rent payments and follow up on late payments.

- **Budgeting**: Create and manage budgets for property operations, maintenance, and improvements.

- **Financial Reporting**: Provide owners with regular reports on income, expenses, and profitability.

- **Expense Management**: Pay bills, such as utilities, taxes, insurance, and vendor invoices.

### 3. **Property Maintenance**

- **Routine Maintenance**: Schedule and oversee regular upkeep, such as landscaping, cleaning, and repairs.

- **Emergency Repairs**: Respond to and resolve urgent maintenance issues (e.g., plumbing leaks, electrical problems).

- **Inspections**: Conduct regular property inspections to ensure it meets safety and habitability standards.

- **Renovations and Upgrades**: Coordinate improvements or renovations to maintain or increase property value.

### 4. **Legal and Compliance**

- **Regulatory Compliance**: Ensure the property complies with local, state, and federal laws (e.g., housing codes, safety regulations).

- **Insurance**: Manage property insurance policies and handle claims if needed.

- **Dispute Resolution**: Mediate conflicts between tenants or between tenants and the property owner.

### 5. **Vendor and Contractor Management**

- Hire and supervise contractors, repair technicians, and other service providers.

- Negotiate contracts and ensure work is completed satisfactorily and within budget.

### 6. **Owner Communication**

- Act as the primary point of contact for property owners, providing updates on property performance, financials, and any issues.

- Offer advice on maximizing property value and rental income.

### 7. **Market Analysis**

- Monitor local real estate market trends to set competitive rental rates and advise owners on investment opportunities.

### Types of Properties Managed:

- Residential (apartments, single-family homes, condos)

- Commercial (office buildings, retail spaces)

- Industrial (warehouses, factories)

- Mixed-use properties

In summary, a property manager acts as the intermediary between property owners and tenants, ensuring the property operates smoothly, remains profitable, and maintains its value. Their role requires strong organizational, communication, and problem-solving skills.

Lake Normand - Charlotte | How Does Foreclosure Affect Tenancy?

2024-12-26T14:30:00.005-05:00

QUESTION: We are a property managers. A tenant in a property I manage recently received a formal notice of a foreclosure sale. The tenant called me and said he is not going to pay next month’s rent. He also claims that because of the foreclosure, he is entitled to a refund of his entire security deposit. What should I do?

ANSWER: Tenants in properties that are involved in foreclosure proceedings have certain legal protections under both state and federal laws that entitle them to either stay or leave, in certain circumstances.

Under North Carolina law, a tenant who resides in residential property having 15 dwelling units or less may terminate his or her lease after receiving what is known as a “notice of sale” issued by the foreclosing lender. To properly terminate the lease, the tenant must give written notice to the landlord (or the landlord’s agent) and the effective date of the termination may be no sooner than 10 days after the date of the notice of sale. Upon termination of a rental agreement in this manner, the tenant is liable for the rent due pursuant to the rental agreement, prorated to the effective date of the termination, payable at the time that would have been required by the terms of the rental agreement. The security deposit would be handled in the same way you would handle any other security deposit as of the termination of the tenancy.

Unlike the North Carolina statute, which authorizes tenants to terminate a lease, a federal statute known as the “Protecting Tenants at Foreclosure Act” protects tenants who wish to stay in the leased premises. The statute forces the purchaser at a foreclosure sale to recognize an existing lease, as long as that lease is with a “bona fide tenant”. A tenant will be considered bona fide if he or she is not the owner of the premises (or a close family member), if the lease was the result of an arms-length transaction, and if the rent specified in the lease is not “substantially” less than fair market rent. There is an exception for a purchaser who buys a foreclosed property and will occupy the premises as a primary residence. That type of purchaser is permitted to terminate an existing lease but must provide the tenant with a 90-day notice to vacate.

The bottom line for your situation: the fact that a property is “in foreclosure” does not relieve the tenant from the obligation to pay rent as required by the lease, at least until that lease is properly terminated. You should provide the tenant with a copy of the statute (NCGS 42-45.2) and then wait to see if he provides written notice of termination.

This article is intended solely for the benefit of NC REALTORS® members, who may reproduce and distribute it to other NC REALTORS® members and their clients, provided it is reproduced in its entirety without any change to its format or content, including disclaimer and copyright notice, and provided that any such reproduction is not intended for monetary gain. Any unauthorized reproduction, use or distribution is prohibited.

Huntersville|Charlotte|Lake Norman - A seller’s duty to disclose latent material defects

2024-10-18T11:12:00.006-04:00

Thinking of Selling Your Home? We have the experience and resources to help you get it done ethically!

QUESTION: In reading last week’s Q&A (Disclosure, Material Facts, the Residential Property Disclosure Statement, and the Due Diligence Fee, release date: 6/4/2020), I was surprised to learn that a seller has a legal duty to disclose a material defect about their property when the seller knows about the defect and the defect is one that is not discoverable by the buyer in the exercise of reasonable diligence. I have long understood that a seller can’t hide or actively misrepresent a material fact about their property, but I didn’t know that a seller has a duty to disclose latent material defects. Can you give me a real-life example of when a seller got into trouble for not disclosing a material defect?

ANSWER: Yes. The case of Everts v. Parkinson was decided by the North Carolina Court of Appeals in 2001. It involved the sale of a house in Wilmington in 1993 that was clad with synthetic stucco. Approximately two years after moving into the house in 1988, one of the owners, Mr. Parkinson, began to discover rotting pieces of brick molding around at least seven windows or doors. He replaced the rotting brick molding himself. Later, a painter who power-washed the house discovered that one of the windows was rotted in the sash, jamb, and part of the sill. Again, Mr. Parkinson made the repairs himself. He testified that the work “didn’t appear that complicated,” but an engineer who inspected the house testified that the window had undergone extensive repair behind the surface cladding between the inner and outer walls.

Mr. Parkinson later hired a company to build a band of stucco around the perimeter of each window to protect the windows from water. The president of the company testified that he told Mr. Parkinson the bands would not provide any waterproofing and that all the company was providing was decorative banding.

At the time of sale, the Parkinsons did not inform the buyers, Mr. and Mrs. Everts, about any of the repair work that Mr. Parkinson had done or about the construction of the stucco bands. The Everts’ home inspector testified that he did not observe any problems with the windows or doors and that he was not able to observe the perimeter joints of the exterior windows because they were concealed by the stucco bands. He also testified that he had not been informed of any moisture intrusion problems, and that if he had, he would have performed an intrusive test by inserting a moisture probe into the synthetic stucco. According to the inspector, it was not the normal practice of his company to perform this kind of test unless it was provided with information about water intrusion problems.

In its opinion, the Court of Appeals stated that “[a] duty to disclose material facts arises where material facts are accessible to the [seller] only, and he knows them not to be within the reach of the diligent attention, observation and judgment of the purchaser.” The Court concluded that a jury could infer from the evidence that material defects were known to Mr. Parkinson, that he knew the Everts’ were not aware of the defects and would not discover them in the exercise of diligent attention or observation, that Mr. Parkinson therefore had a duty to disclose the existence of the defects to the Everts’, and that his failure to do so supported their claim of fraud.

Lake Norman : Agents Take of Not offering Compensation in MLS

2024-09-04T08:33:00.003-04:00

On this week's episode of Real Estate Insiders Unfiltered, California agent Chris Cragnotti shares his experience working with sellers who chose not to include an offer of compensation in the MLS, 10 months before it was required. He describes the conversations he's had with clients, the responses of buyer agents and how the deals went down.

See why eliminating upfront offers of comp is 'nothing to be afraid of': Many agents are just starting to talk with clients about industry rule changes, but Cragnotti has been doing it since November. After the Sitzer/Burnett verdict was announced, "we knew what the DOJ wanted," he said.

So how did sellers react? His first conversation was "super easy." Transparency and education have been key.

"I realized that I had a fiduciary obligation to explain to my sellers that this pathway existed, that not only do they not have to offer compensation, but the buyer can can now ask them in the purchase agreement. And I explained to every one of my sellers, you're very likely going to be asked to pay compensation, and I think it's a great insurance policy. They should have their own representative. It protects you, it protects me. It's better and it's worth your money to do it. You can still say no. You'll be able to negotiate it."

Were buyers (or their agents) scared away? Removing an offer of compensation has not impacted Cragnotti's business or his sellers. All of his recent listings have sold — many for above asking — and the change, he said, has ultimately been "a big nothing."

"What I think all the other agents gleaned from the experience was that, oh, it's just an extra a piece of paper we have to do. It's a conversation I have to have with my buyers now, a conversation we probably should have been having all along anyway. But at the end of the day, you know, it's just really easy and it will become easier."

Huntersville|Lake Norman|Charlotte - Your Listing Agents Directive

2024-08-26T09:06:00.005-04:00

In real estate, a fiduciary is an agent who has a legal obligation to act in the best interests of their clients, rather than their own. This is known as a fiduciary duty. The National Association of REALTORS® created an acronym to help real estate agents remember the key points of fiduciary duty, which is "OLD CAR": obedience, loyalty, disclosure, confidentiality, accounting, and reasonable care and diligence.

Starting August 17th, buyers will meet with an agent and sign a buyer representation agreement before seeing a property on the MLS, laying out the terms of that engagement including the compensation the agent will be paid for those services. We all know that buyer agent compensation will vary from agent to agent, market to market, company to company, etc. With that in mind, as a listing agent, acting as fiduciary to your seller, why would you in advance of an offer from the buyer, advertise what your seller is willing to pay in buyer agent compensation or concessions, knowing that every buyer's financial situation is different, and what they agreed to pay their buyer's agent might be different as well? You're literally telling a buyer what your seller is willing to give up to make a deal come together in advance of an offer. This "might" make some sense in a buyer's market, but certainly not a "normal" or "seller's market". I bring this up because I've had two lawyers now tell me, breach of fiduciary duty claims could rise against listing agents, if they continue to advertise specific amounts for offers of compensation or concessions in advance of an offer, "potentially" resulting in the seller leaving money on the table.

The best approach going forward for everyone is simply this: "Seller is willing to entertain any and all requests, put it in your offer". Let the offer dictate your response and strategy for putting a deal together with the buyer. If a buyer's agent calls you and asks if your seller is offering compensation or concessions, simply state: "Our seller is willing to entertain any and all requests from your buyer, please just put them in your offer". What if the offer includes amounts significantly less than what your seller was willing to offer in compensation or concessions in advance? Let the buyer request what they want or need to put a deal together. It's a negotiation... LET THEM MAKE THE FIRST MOVE!

Contact me and I will explain this new confusing process.

Your Huntersville Realtor and Advisor

2024-08-13T09:02:00.002-04:00

What is the Realtor® Difference? Going under contract sooner than expected. But before the contract is signed it’s…

📌Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents

📌Evaluate offers and counsel seller on offers

📌Contact buyers’ agents to review buyer’s qualifications and discuss offer

📌Send Seller’s Disclosure to buyer’s agent or buyer upon request

📌Confirm buyer is pre-qualified

📌Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date

📌Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent

📌Send copies of contract and all addendums to closing attorney or title company And so much more. That’s the Realtor® Difference.

Contact me to learn more about the new Realtor Compensation Rules. 704-fourfiveone-7051

3 Things to Consider if You Are Considering Selling Your Home.

2024-08-09T09:15:00.003-04:00

1. New MLS commission rules are taking effect over the next 11 days. This means what was a 5-6% listing last week is now a 2-2.5% listing today. MLS's no longer will publish seller paid buyers commission, so there is absolutely no reason to agree to it at the listing table, if your agent is worried about securing buyers agent commission at the listing you need to find another agent.

You, as the seller, have the option to negotiate any buyers agent commission as part of the purchase contract. No need to give away 2.5% now, think about it and find an agent that understands building value and making your home desirable (not the commission).

How can this work out?
Buyer comes with no agent to pay.
Buyer pays his own agent.
Buyer increases price to pay agent.
Buyer asks you to pay agent.
One of theses options was where sellers were yesterday, the other three are seller positive.

1. There are still transactions closed in July around Charlotte and Lake Norman that had multiple offers. The buyers agent commission will certainly play a part in these negotiations going forward.

The bottom line is that now sellers have a different bottom line.

2. Interest rates have decreased, this is increase traffic and sales (not a ton but a measurable amount), prices will continue to increase.

3. Great homes are still selling days and bringing a premium. 3650 homes were listed in Mecklenburg County, North Carolina since July 1, 2024. 2208 homes sold with an average days on the market being 32 days.

Having attended multiple MLS meetings regarding regarding the de-coupling of commissions I can tell you everyone has a different opinion on what is now a mandate. I have yet to meet a group of Managers that agree, brokers that agree or agents that agree on what to do and the reality is there are not a lot of options. The best option for seller is agree to listing commission 2-3% AND be open to buyer agent commissions or buyer concessions if they are included in an acceptable offer.

Any agent that is more concerned with offering commission than properly marketing your home is a "hard no".

NAR Ruling FAQ From NC Association of Realtors

2024-05-30T07:54:00.007-04:00

Carolina Living and Roby Robertson does their best to keep their clients informed about the recent Litigation with regard to the National Association of Realtors. Below are important points to consider. If you are thinking of buying or selling, let us know what questions you have (no obligation).

1. Listing Commissions: Cooperating compensation is still permitted, and as has been shown many times, it offers benefits to both buyers and sellers. It would be good to examine policies to make sure that sellers are being fully informed about how their commissions are used, including how much is being paid to cooperating agents. Sellers should be made aware that they are under no obligation to pay cooperating agent commissions, including cooperating compensation to seller subagents.

2. Buyer Agent Commissions: a. Disclosure. Examine policies to make sure buyers are aware that sellers may not offer cooperating compensation, and that buyers may need to pay their agents from their own funds. b. Avoid Steering. Buyer agents should put their fiduciary duty to the buyer first and avoid steering their buyers only toward properties that offer cooperating compensation that will cover the buyer’s monetary obligation to their agent. c. A la Carte Compensation. Buyer agents may want to consider alternate forms of compensation, such as a flat fee or an hourly rate, if no cooperating compensation is offered. This may mean that buyer agents may want to consider altering the services they offer to reflect the amount of compensation due. d. VA Loans. Buyers using VA loans are still not permitted to pay buyer agent commissions from their own funds. Assisting these buyers is still important, but it may take time for the VA to adjust its policies, if it chooses to do so at all. In the interim, buyer agents will need to understand the risk in representing these clients if they find a property that does not offer cooperating compensation. Use existing tools designed for buyers and sellers like the North Carolina Real Estate Commission’s Working with Real Estate Agents Q&A to get the conversations about compensation started early.

3. Use of Standard Form 220: Confirmation of Compensation, Agency, and Appointment: Agents may need to use Form 220 more often to negotiate cooperating compensation. Form 220 can be used by buyer agents and listing agents to negotiate cooperating compensation directly. Pursuant to Standard of Practice 3-1, cooperating agents should determine compensation terms, if any, prior to an offer being made. Remember that a REALTOR® may not make submission of an offer to purchase contingent on the listing firm adjusting its rate of cooperating compensation, if any.

4. No Standard Commission Rates. It bears repeating that there is no standard commission rate. This is true for listing firm commissions, buyer agent commissions, seller subagent commissions, and cooperating compensation. Agents should negotiate their compensation with their sellers and buyers, and it should reflect the agent’s skill, value, time, and other factors, including whether cooperating compensation (whether offered or accepted) is in the client’s best interest.

Huntersville, Lake Norman | NAR Settlement Guidelines

2024-05-12T10:16:00.001-04:00

The NAR settlement agreement also mandates two key changes to the way members and MLS participants do business.

NAR agreed to create a new MLS rule prohibiting offers of compensation on the MLS. This would mean that offers of compensation could not be communicated via an MLS, but they could continue to be an option consumers could pursue off-MLS through negotiation and consultation with real estate professionals.
NAR also agreed to create a new rule requiring MLS participants working with buyers to enter into written agreements with their buyers before the buyer tours a home. NAR has long encouraged its members to use written agreements to help consumers understand exactly what services and value they provide, and for how much.

Let's sit down and discuss the ins and outs on how I can assist you and navigate these new waters in Real Estate Transactions!

QUESTION: Commissions – Can I share my commission with my client?

2024-05-01T08:17:00.003-04:00

I have always been willing to negotiate my commissions with my clients. With the new NAR ruling, this is even more important. Below are the rules, I am bound by. (Note, this applies to our Property Management business as well)

ANSWER: Yes. The Real Estate Commission takes the position that brokers may rebate or pay a portion of their brokerage fees to buyers and sellers who purchase or list real estate through the broker, because a real estate license is not required of persons who list for sale real estate which they own or who purchase real estate for their own account. Agents should: (1) have the consent of the principal(s) (for example, if you are acting as a seller’s (sub)agent or dual agent and want to share your commission with the buyer, then obtain the seller’s consent in writing); (2) disclose the payment to the lender; and (3) assure that the payment appears on the settlement statement (failure to disclose the payment on the settlement statement could constitute a “false statement to a lender,” which is a federal crime and also a violation of the License Law and North Carolina Real Estate Commission rules).

Contact me and I can answer all your questions!

Huntersville|Lake Norman|Charlotte | A Seller’s duty to disclose latent material Defects

2024-04-08T12:34:00.004-04:00

QUESTION: In reading last week’s Q&A (Disclosure, Material Facts, the Residential Property Disclosure Statement, and the Due Diligence Fee, release date: 6/4/2020), I was surprised to learn that a seller has a legal duty to disclose a material defect about their property when the seller knows about the defect and the defect is one that is not discoverable by the buyer in the exercise of reasonable diligence. I have long understood that a seller can’t hide or actively misrepresent a material fact about their property, but I didn’t know that a seller has a duty to disclose latent material defects. Can you give me a real-life example of when a seller got into trouble for not disclosing a material defect?

Lake Norman | Charlotte Sell Your Home and Save on Fees

2024-02-23T10:18:00.005-05:00

Carolina Living Real Estate Sells Your Home

Courteous, patient and knowledgeable, Roby is here to help! Serving the Charlote and Lake Norman Areas.

Many years' experience assisting clients at all price points. I always put my client's needs before my own!

Huntersville | Lake Norman - Duty of Good Faith and Disclosure of Material Facts

2024-01-29T10:28:00.001-05:00

Know Your Rights

QUESTION: Closing is two weeks away, and my buyer needs to sell their existing home in order to obtain a loan and close. Today we received notice that the buyer of my client’s home is terminating. My client is freaking out and demanding that I do not tell the seller about the termination. My buyer is also debating whether to inform the seller next week that if my client does not receive a refund of their Due Diligence Fee, they will delay terminating the current transaction all the way through the grace period in the contract. What do I do?

ANSWER: You need to immediately disclose to the seller or listing agent that your client may not be able to close. You also need to inform your client to seek legal counsel regarding the potential negotiation of the Due Diligence Fee.

The North Carolina Real Estate Commission has long instructed that a principal’s ability to complete a transaction is a material fact. This category of material fact “includes any fact that might adversely affect the ability of a principal (seller or buyer) to consummate the transaction such as: [1] a buyer’s inability to qualify for a loan, [2] a buyer’s inability to close on a home without selling a currently owned home, or [3] a seller’s inability to convey clear title due to the commencement of a foreclosure sale or judgment lien on the property.” 2022-2023 General Update Course, Section 1, Material Facts: Speak Up! Failure to disclose a material fact is the number one reason why agents are disciplined by the Commission. Here, your client’s likely inability to close is clearly a material fact that must be disclosed to the listing agent regardless of your client’s direction to the contrary.

As for the strategy to obtain a refund of the Due Diligence Fee, your client needs to be informed by legal counsel that every contract has an implied duty of good faith and fair dealing. North Carolina Courts have “consistently held that [i]t is a basic principle of contract law that a party who enters into an enforceable contract is required to act in good faith and to make reasonable efforts to perform his obligations under the agreement.” Blondell v. Ahmed (NC Court of Appeals 2016). Here, it sounds like your client may attempt to violate that duty in an attempt to obtain a refund of the Due Diligence Fee. Assisting your client in this endeavor may expose you to liability and violate both the License Law and the Code of Ethics. As such, it would be best to strongly advise them to use legal counsel in order to negotiate a termination of the transaction.

A Realtor's Tribute To Jimmy Buffett

2023-09-04T17:07:00.003-04:00

I have been saddened recently by the death of Jimmy Buffett. I grew up with him, well kind of. Some might argue, I have some growing still to do! However, as we get older and lose those that inspired us or entertained us, it brings mortality into focus.

An acquaintance of mine wrote these words from his interview with him:

JB: You know, I didn’t try and create all of this. It just happened while I was having a good time. I wanted to have a good time, so I wrote about what I know. Life is hard, and I wanted to create a place where it wasn’t.

From Dave Matthews.

Whether planned or coincidence, every time I ran into Jimmy it was like seeing an old friend. He was brilliant and a genuinely good and generous man.

If you read all the tributes to Jimmy Buffett, you have a roadmap for a life well lived. I realize he had wealth beyond what most have. However, he had these qualities before he ‘made it’. He just lived a life of giving and fun.

I try to live my life with a smile on my face. Whether I am helping my real estate customers, playing golf with friends or just spending time with family, I try to make others smile and not stress about whatever we are involved in.

Jimmy’s passing has been a reminder that I sometimes have to work harder at ever present smiles. However, I will continue to work at being generous, smiling a lot and just treating others like Jimmy Buffet! #RIP JB

Want To Buy a Home Now? Consider These Strategies

2023-07-27T09:32:00.002-04:00

I received this information from a Lender my clients have used. She is with Prosperity Mortgage. Give her a call.

Tammy Rivard

Relocation Sales Manager
NMLS # 561867
Office: 952-967-2599

Tammy.Rivard@PHMLoans.com

Whether you're a first-time or move-up home buyer, you may be considering postponing a purchase if your area's affected by climbing home prices. Or you may be balking at today's mortgage interest rates. More on that in the next post!

However, no matter where prices and rates may be, you have some different strategies to consider.

Buy now, refinance later. While it's impossible to predict when interest rates will change, almost all lenders expect rates to eventually go down. If you're buying in an area where home prices are still rising, this approach could be worth considering, especially if you're renting and not building equity.

Make a larger down payment. If you have the funds to do this, it could help you in several ways. In addition to a possibly lower interest rate on a mortgage, it will provide lower monthly payments. Also, you may be able to forgo mortgage insurance or cancel it sooner than later.

Consider a shorter loan term. While this translates into higher monthly payments, it also earns you a lower rate. For example, while the current average rate for 30-year loans was 6.71% earlier this week (according to Freddie Mac), 15-year loans came in at an average rate of 6.06%. You'll also save quite a bit in long-term interest.1

I don't really need an experienced Realtor. I can just hire a friend?

2023-06-19T15:03:00.006-04:00

I don't really need an experienced Realtor. I can just hire a friend?

Would you hire a law student to represent you in monetary litigation or hire an experienced lawyer that is an expert in the field?

I have a client that told me they had a friend that just got their license and they wanted to give them a chance to sell their home. Have you heard this before?

In this case, things fell apart when the inexperienced agent was verbally negotiating on his behalf. Both parties seemingly had a deal worked out and the buyers went out of town for a long weekend. No due diligence was collected because a promise was made by the buyer's agent. In the seller's mind his home was sold and he was moving forward with his plans. His agent was telling people it was sold and interested buyers moved on. Low and behold, buyers came back and changed their minds. Numerous opportunities were lost as well as valuable time.

An inexperienced agent keeps the facts below in mind at all times and is diligent throughout the transaction.

Negotiations leading to a contract can be fast-paced, to the extent that brokers find themselves communicating offers and counter-offers, as well as acceptances, orally. An example of such a situation occurs when an oral counter-offer is communicated to the buyers, who orally agree to the new terms. The acceptance is orally relayed to the sellers, who now mistakenly think they have a valid contract.

The Statute of Frauds requires that all contracts for the sale of land or for lease agreements exceeding three years be in writing and signed by the parties to be enforceable. In order for a valid contract to exist, all negotiated terms must be in writing and signed by the parties. Any changes must also be in writing and initialed by the parties.

A broker can best keep his or her clients informed of all communications material to negotiations between the parties by ensuring that offers, counter-offers, and acceptances are in writing and contain all necessary signatures. Oral agreements for the sale of real property are not binding.

Thinking of selling and want a FREE Home evaluation? Visit: Free Property Valuation (robyrobertson.com)

Huntersville | Charlotte | Lake Norman - Do I Sell Your Home In The Current Market?

2023-05-29T09:17:00.002-04:00

Do You Find Yourself Asking This Question?

It can be very confusing when you look at the news, Zillow Zestimate ( egads!) or listen to friends. I understand.

Hey, it’s Roby Robertson!

If you’re looking to sell your home and move to a new place in the coming months, I’ve just opened up slots in my calendar for free consultations so I can help you prepare for what’s to come.

Some things I will discuss with you at no obligation:

1. What is the price range your home would sell for?

2. What are the real numbers with homes that have sold in this range. We can determine if buyers are really out there.

3. Are there lender incentives that can assist buyers with purchasing a home with interest rates where they are.

4. What does your home need to be ready for market?

Click - Property valuation: to set up your time to speak with me.

If someone here in Winston Salem wanted to buy your home, would you consider selling it?

The benefits:

1. Get a free home value estimate

2. Get clarity on your financial situation in this new economy

3. See what's possible for you and your family if you decide to sell your home.

Roby Robertson | Your Realtor and Friend

2023-05-09T07:40:00.002-04:00

I have been a Realtor and Property Manager for 20 plus years now and I feel I have been pretty successful. Heck, making it that long in this business has been interesting and a challenge.

I like what I do and have the intention of retiring because of that enjoyment. However, even at my age and years in the business, I struggle with marketing decision making and growth.

A lot of real estate is about marketing and it is so easy to throw good advertising money at bad advertising. I have always thought about my chick flick favorite movie ‘The Notebook’ when Ryan Gosling says to Allie in a forceful way ‘WHAT DO YOU WANT’ and how I can use that in marketing.

When someone becomes a customer, I feel I can always give them what they want and do a great job for them. With all the competition, I struggle to get that message across without sounding salesy like everyone else. I also often wonder if it is a beauty contest since we all put our pictures on everything. I sincerely hope not because I feel like I lose every time up against the glamor shots and the young guns.

I will just say this. I work hard for my clients and look out for them. Don’t know how else to put it.

What To Consider Before Selling Your Home

2023-04-08T16:02:00.004-04:00

Selling your home is a huge leap forward in your life, so it's vital to be as prepared as possible before you put it on the market. Small changes can make a huge difference in how much your property is worth.

Thinking of Selling? Learn More about Selling with Roby

Before you list your home, take the time to consider each of these ideas and think about the impact they'd make on the price you can grab for it.

1. Does the Exterior of Your Home Shine?

One of the biggest things to keep in mind when you're selling your home is that the exterior needs to wow and impress! This is the first part of your property people will see when they pull up and the first thing that will influence their opinion on whether or not they want to buy your property.

To update things, look into adding a brick cladding system, or check the brick cladding on your property and make sure it's in good shape and able to protect the property. Creating a safe and inviting home is vital to getting buyers in the door.

2. What Do Your Listing Photos Highlight?

When people look at your home's listing, the photos need to pop up and tell them to look at your home more. Not only should they be high-quality, clear, and well-lit, but these photos should also be able to guide their eyes from room to room to show off the details that make the property incredible.

Highlighting areas like a gorgeous white stone fireplace will make a lot more sense than catching a great photo of the bathroom sink. Take your time, and be purposeful in the angles and subject matter you choose. Hiring a professional photographer can make this step a lot easier!

3. Is There Noticeable Dust or Debris in the Home?

Dust and debris in a home can scare away buyers in the blink of an eye. When people are picturing their future in a home, they don't want to be confronted by gross debris and skin shed by whoever owns it first.

Deep clean the entire home, but focus your energy especially hard on areas like bathrooms, kitchens, and laundry rooms. These areas are especially prone to dirt and gross residue, so wipe that away and clear the minds of buyers.

4. Have You Staged Your Property?

Did you stage your home? A staged property will sell faster while also bringing in far more money than a home that fails to do so. You can stage using your own furniture if you have modern belongings, but most sellers turn to furniture rental companies that will stage the house for you.

This lets your home look brand new and professionally decorated without causing you to go deep into debt buying furniture that you don't want or need.

5. How Old is Your Roof and Siding?

Your roof and siding will need to be updated every twenty to fifty years, depending on the materials and the weather conditions of the area you're in. A wood shake roof can look incredible, but if you don’t properly maintain it and keep it in good working order, it could prove disastrous for your home’s value.

The older these parts of your home are, the less likely buyers will be interested in sealing the deal. Update them for that good return on investment every seller wants.

6. Can Your Home Handle Moisture or Water Damage?

Water is one of the most destructive forces out there, able to whittle away wood or stone over the years or floor a home and ruin it from wall to wall. If you want to protect your property and give buyers a chance to have faith in the house they're looking at, look into waterproofing technology.

Not only will this keep moisture out, but it can help lower insurance rates and give buyers peace of mind in a wild climate that's been shifting over the last few years.

7. Are All Brick and Stone Surfaces in Good Shape?

Brock and stone are huge deals in 2023, as many buyers are looking to return to natural textures and more earthy tones. Consider power washing the exterior of your home and heavily cleaning any surfaces of these materials on the interior of your home as well. These are the stars of the show, so it's vital that you let them shine.

If your home doesn't have any brick or stone but instead has a lot of natural wood, make sure to make that shine instead. Work with what you have, but make the buyers think it's a dream come true.

Your Home Should be an Eye Catcher!

Whether your home is sixty years old or six months old, you should be able to sell it in no time. Follow some of these ideas before you put your property on the market: they could make you hundreds of thousands more.

Courtesy: Max Shafer. a freelance writer that loves sharing his knowledge and expertise on real estate. He lives in Land O’ Lakes, Florida where he enjoys spending time with his wife and researching real estate trends in his free time. Max’s work as a freelance writer can be found on Building Product Advisor, a new construction industry resource launching in Fall 2022.

Tax Value Vs. Market Value

2023-03-28T07:33:00.003-04:00

This info comes with the help of Realtor.com which is the best source of Real Estate Info.

Many cities/counties are going through property value assessments now. The thing to remember is that this is how they (cities) raise tax revenue. Please forgive the length of this post but to understand, read thoroughly.

So what is it?

As a buyer or seller, you will likely hear two “prices” thrown about: tax assessed value vs. market value. So what’s the difference?

While assessed value and market value may seem similar, these numbers can be different—typically, the value as assessed is lower—and they’re used in different ways. So let’s clear up any confusion, so you can use these terms to your advantage.

Tax value vs. market value: What is market value?

The technical definition of market value is “the most probable price that a given property will bring in an open market transaction.” Or, in plain English, “It’s the price that a buyer is willing to pay for a home, and that a seller is willing to accept.”

Real estate agents are trained to pinpoint a home’s value in the real estate market, which is done by looking at a variety of local characteristics.

Listing agents use this value to help sellers come up with a fair asking price for their home. Buyers agents can also determine the home’s approximate value and come up with a different price that they think their clients should offer.

Tax assessed value vs. market value: What is assessed value?

When trying to understand the assessment value of a property, you must know who is doing the assessing and why the property is being assessed.

Municipalities, mostly counties, employ an assessor to place a value on real estate in order to levy property taxes on it.

To arrive at a value for tax purposes, the assessor looks at what similar properties are selling for, the value of any recent improvements, any income you may be making from, say, renting out a room in the property, and other factors—like the replacement cost of the property if, God forbid, it burns down in a fire (which sounds dark, but assessors are thorough professionals, who consider every possibility).

In the end, the assessor comes up with an assessment value of a home and deducts any tax exemptions for which you qualify. Then, that number is multiplied by an “assessment rate,” also known as “assessment ratio,” a uniform percentage that each tax jurisdiction sets that is typically 80% to 90%, to arrive at the taxable value of your property.

So if, say, the market value of your home is $200,000 and your local assessment tax rate is 80%, then the taxable value of your home is $160,000. That $160,000 is then used by your local government to calculate your property tax bill.

The higher your home’s assessed value, the more you’ll pay in tax. You can check with your local tax assessor for a more exact tax date for your home, or search by state, county, and ZIP code on publicrecords.netronline.com.

Assessed and market values: What they can mean for you

While a home’s value in the market can rise and fall precipitously, based on local conditions, assessed values are typically not as sensitive to fluctuations.

Don’t be upset as a property owner if your assessment is calculated at a lower amount than you’d figured. It doesn’t mean your property value is actually less.

Assessed value is used mostly for property tax purposes. A lower assessment means a lower tax bill. Home buyers and sellers, on the other hand, look more to marketplace value than at property tax data.

Buyers and sellers oftentimes want to look at tax value to determine value for buying and selling. However, it is not comparing apples to apples and should not be used to calculate market value.

But the thing to remember with values both market and assessed is that at the end of the day, the price of a home is the amount for which a seller is willing to sell, and a buyer is ready to buy. The only number that matters is the price a buyer and a seller agree on.

Charlotte|Lake Norman|Winston Salem-What Experts Are Saying About the 2023 Housing Market

2023-01-11T10:13:00.004-05:00

If you’re thinking about buying or selling a home soon, you probably want to know what you can expect from the housing market this year. In 2022, the market underwent a major shift as economic uncertainty and higher mortgage rates reduced buyer demand, slowed the pace of home sales, and moderated home prices. But what about 2023?

An article from HousingWire offers this perspective:

“The red-hot housing market of the past 2 ½ years was characterized by sub-three percent mortgage rates, fast-paced bidding wars and record-low inventory. But more recently, market conditions have done an about-face. . . . now is the opportunity for everyone to become re-educated about what a ‘typical’ housing market looks like.”

This year, experts agree we may see the return of greater stability and predictability in the housing market if inflation continues to ease and mortgage rates stabilize. Here’s what they have to say.

The 2023 forecast from the National Association of Realtors (NAR) says:

“While 2022 may be remembered as a year of housing volatility, 2023 likely will become a year of long-lost normalcy returning to the market, . . . mortgage rates are expected to stabilize while home sales and prices moderate after recent highs, . . .”

Danielle Hale, Chief Economist at realtor.com, adds:

“. . . buyers will not face the extreme competition that was commonplace over the past few years.”

Lawrence Yun, Chief Economist at NAR, explains home prices will vary by local area, but will net neutral nationwide as the market continues to adjust:

“After a big boom over the past two years, there will essentially be no change nationally . . . Half of the country may experience small price gains, while the other half may see slight price declines.”

Mark Fleming, Chief Economist at First American, says:

“The housing market, once adjusted to the new normal of higher mortgage rates, will benefit from continued strong demographic-driven demand relative to an overall, long-run shortage of supply.”

Bottom Line

If you’re looking to buy or sell a home this year, the best way to ensure you’re up to date on the latest market insights is to partner with a trusted real estate advisor. Let’s connect.

Charlotte|Lake Norman - Prepare To Buy A Home In 2023

2022-12-30T10:23:00.001-05:00

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Charlotte|Lake Norman|Huntersville Housing Market Prediction 2023

2022-10-18T15:34:00.002-04:00

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Charlotte | Lake Norman | Huntersville - Your 2022-2023 Housing Forecast

2022-09-15T08:57:00.004-04:00

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