Columbia South Carolina Real Estate Podcast with Brent Downing

A Look Back at the 2018 Market Statistics From the Greater Columbia Area

cassidy@getvyral.com (Brent Downing) — Thu, 21 Mar 2019 11:50:00 -0700

Based on 2018’s market statistics, there are a few important trends that were predicted to take place in 2019.

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It’s time to take a look back at South Carolina’s market stats from 2018 to get an
idea of what trends might take shape moving forward in 2019.

Last year, home prices were consistently up again in most markets. While most of the US saw a
reduction in price increases, South Carolina’s price increases were in line with the last several years.
High demand for new homes for sale fueled these price increases. A fourth interest rate hike
by the Federal Reserve spooked the stock market to close out the year, and the Fed indicated that
the number of rate increases would be cut in half in 2019.

Here are some of 2018’s year-over-year statistics compared to 2017:

The number of new listings rose 2.7% to 116,267
The number of closed sales rose 3.8% to 87,256
The median sale price rose 5.5% to $200,000
The percentage of list price received at sale rose 0.3% to 97.4%

The increase in the number of new listings and closed sales indicates that buyers were plentiful
amidst higher prices, increased interest rates, and historically low inventory.

The overall level of inventory increased 2.2% to 28,721 units, while the month’s supply remained
relatively flat at four months. Inventory has been decreasing overall over the last eight years,
but a national shift is beginning to affect local supply as well.

Unemployment rates remained remarkably low, and wages continued to improve for many US
households. It’s generally good for all parties involved in real estate transactions when wages grow,
but the average increase didn’t keep pace with home price increases, which created an affordability
crux in the second half of 2018.

Based on these numbers, it was predicted that inventory would improve in 2019, and that would
apply some downward pressure on prices for beleaguered homebuyers. Though month-to-month
price increases were common in 2018, it was thought that that might change too this year.

With this in mind, housing affordability remains an important storyline as 2019 continues to take shape.
Right now, conditions are improving in South Carolina regarding prices and the number of sales,
but the market is flattening out across the rest of the US. Overall, it’s still a great time to buy or sell.

As always, if you have any questions about our market or you’re thinking of buying or selling a home,
don’t hesitate to reach out to me. I’d love to help you.

Advice for Pricing Your Columbia Home Correctly

cassidy@getvyral.com (Brent Downing) — Mon, 25 Feb 2019 06:51:00 -0800

Pricing your home correctly is essential to getting it sold. Here are some tips to help you get on the right path.

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This week, I’ve got some great tips for you on how to price your home to sell. Every time I go on a listing appointment or get asked about a home’s worth, there's a process I employ for pricing my listings. Here’s an outline of the discussion, with timestamps so that you can skip ahead to the section(s) that interest you most:

0:50- How to define your target market and buyer pool
2:35- Why looking at comparables with the same features as your home is important
3:30- How your motivation as a home seller can play a role in your final sale price
4:30- The importance of not letting your ego get in the way of your price
5:15- What will happen if you overprice your house?
6:15- Why bringing in a lowball offer is a mistake
7:00- Final thoughts on the kind of professional that will help you price your home correctly

I hope this information was helpful to you. If you have any other questions about pricing, selling your home, or anything else related to real estate, don’t hesitate to give me a call or send me an email. I look forward to hearing from you soon.

Be Well-Prepared If You Plan to Buy & Sell at the Same Time

cassidy@getvyral.com (Brent Downing) — Mon, 11 Feb 2019 07:39:00 -0800

If you’re wondering what the different approaches are to seamlessly buy and sell a home at the same time, here’s how.

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A seller situation that I’ve become fairly familiar with is that of the person who wants to sell their current home and move into another all at once. They often come to me with certain concerns and assumptions swirling in their minds, so I’d like to take a few moments to clear some of that up.

First, when you’re presented with a good offer on your home, don’t hesitate to act on it. Now, if you’re in the market for a specialty home, such as a lakehouse or one that possesses qualities not found in many other properties, you need to leap at the opportunity when a home like that hits the market to fend off competition.

It’s unwise to assume that you’ll be able to carry a second mortgage while your current home is on the market without first checking with a lender.

Aside from that, don’t operate under the assumption that you’ll be able to carry a second mortgage with ease while your current home is for sale. That’s simply not a wise assumption to make. My advice is to check with a lender to determine if you can juggle both simultaneously. Know that going under contract for a new home and selling your current home all in the same day is a pretty rare occurrence.

In a few words, timing is critical. It’s important to prepare yourself for one of two things: If you sell your current home before finding your next, you’ll have to seek temporary housing. On the other hand, if you make a purchase while your home remains on the market, you’ll be left with two mortgage payments to make short term.

If buying and selling simultaneously is a strategy that interests you, please give me a call. I can point you in the direction of some lenders that can assist you with questions of this nature, give you a market analysis on your home, and discuss what you can expect if you plan to enter the market soon.

Everything You Need to Know About Homeowners Associations

cassidy@getvyral.com (Brent Downing) — Thu, 24 Jan 2019 09:03:00 -0800

Today we’ll be getting to the bottom of an important question: What are HOAs and how do they work?

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Whether you’ve lived within one or not, you’ve probably got some questions about what HOAs are and how they work.

In short, an HOA, or homeowners association, is an organization of homeowners that retains the right to create and enforce regulations, rules, and restrictions on a particular subdivision, condo unit, or planned unit development.

These rules will vary between each HOA and may stipulate anything from the required size of homes to where you can park your vehicle.

That said, there is a good reason for these rules. HOAs help the properties within them maintain a certain level of care. This, in turn, helps to protect the homes’ market values.

You should be well aware of what you’re signing up for before you purchase any given property.

Of course, an HOA can’t operate without funding. This is where the matter of HOA dues come in. Those living within an HOA are required to pay a certain monthly fee that will ultimately be applied toward the care and keeping of the neighborhood.

If you neglect to pay this fee, however, the HOA is within their legal right to take action. They may even foreclose on your property.

The bottom line is that you should be well aware of what you’re signing up for before you purchase any given property. This includes checking to see if it’s within an HOA and, if it is, what rules you’ll be expected to follow and what fees you’ll be expected to pay.

In many cases, an HOA is well worth the cost. Even so, only you can determine what is best for you and your family—with the help of a trusted Realtor, of course.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

What's the latest with Lake Murray? Watch this to see...

cassidy@getvyral.com (Brent Downing) — Thu, 10 Jan 2019 11:23:00 -0800

Lake Murray isn’t going anywhere. Here’s what you need to know about the current state of the lake.

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Whether you've seen it during your lake home search or have simply driven by, you may be curious why Lake Murray's water is down so far. There's a good reason for the decreased water level, which I'll be sharing with you today.

Every year during the winter, they usually drain the water down three or four feet from the summertime levels. This year, they decided to go down to eight feet below normal, which is 10 feet below full pool levels and 350 feet above sea level. As you can guess from these numbers or by looking at the lake, the shoreline is much lower than usual.

However, don’t panic. Nothing’s wrong and nothing is happening with the dam. This is something that happens every three to five years, and they were actually supposed to do it last year. It helps owners maintain their shoreline, kill off unwanted vegetation, and more. At the end of February, we should have things back to normal.

Nothing’s wrong with the dam, so don’t panic.

Another thing I wanted to touch on was the Dominion buyout of SCE&G and how it affects the lake. As of now, there are no planned changes and I don’t think there will be any big changes in the future.

If you have any questions for me about Lake Murray, Lake Murray real estate, or any other kind of real estate, don’t hesitate to give me a call or send me an email. I look forward to hearing from you soon.

Is the Market Really Slowing Down?

cassidy@getvyral.com (Brent Downing) — Wed, 26 Dec 2018 11:16:00 -0800

What’s going on in our real estate market right now? Find out in today’s market update.

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There’s been a lot of speculation lately about whether our market is undergoing a slowdown. The truth is that while conditions are cooling significantly on the West Coast, the changes to our Columbia market have not been nearly as extreme.

However, despite the slight slowdown we experienced in the fourth quarter, our market is still more active than what was true at this time a year ago. The Columbia market is still doing great.

It’s important to understand what’s really going on when you hear about a market slowdown on the news or from other various sources. It doesn’t mean we’re undergoing some massive crash. All it means is that our market has become more balanced.

Prices are leveling off, not going down, and the days on market are increasing, but these factors are nothing to panic about.

Despite the slight slowdown we experienced in the fourth quarter, our market is still more active than what was true at this time a year ago.

The point to take away from these recent changes is that buyers and sellers alike will need to slightly alter the way they approach their real estate goals.

Of course, conditions do vary by price point, as well. The slowdown occurring in our luxury market is far more pronounced than what is true in lower price ranges.

If you want to learn more about how to make the most of our current market, you can download our most recent buyer and seller guides here.

All in all, it’s still very much possible to secure a great deal on our market. With the end of the year upon us, we hope you know how grateful we are for your continued support. Thank you, and have a happy New Year.

If you have any other questions or would like more information, feel free to give us a call or send us an email. I look forward to hearing from you soon.

A Holiday Message to You

cassidy@getvyral.com (Brent Downing) — Mon, 17 Dec 2018 07:46:00 -0800

Our team is so thankful for you this holiday season. We hope your season is as merry and bright as ours.

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Happy Holidays! In the spirit of the season, our team would like to extend our warmest thanks to all of you for the amazing year we’ve had. Your continued support means so much to us. The success we achieved in 2018 wouldn’t have been possible without you. We look forward to continuing to serve our community and are excited to work with you all in the new year to come. Merry Christmas, Happy Holidays, and Happy New Year!

Simplifying the Legal and Contract Portions of Real Estate Transactions

cassidy@getvyral.com (Brent Downing) — Mon, 29 Oct 2018 09:34:00 -0700

Contracts are a critical part of any real estate transaction, so it’s important to have an agent and attorney who know the ins and outs of your contract. Attorney Mark Thomas joins me today with some advice for you.

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I’m here with my favorite closing attorney and owner of the Thomas Law Firm, Mark Thomas. Mark and I have been doing business together since I first entered the real estate business. His job is to help the closing process go smoothly for our clients, and today he’s here to give you some pointers to think about when you buy or sell a house.

Mark emphasizes how important it is to find an agent who understands your contract. You’ll have to rely on the contract as you move forward in the transaction, so your agent needs to be aware of what the contract says so that you don’t end up in a legal predicament that you can’t back out of. Tell your agent everything—including all your concerns and worries. Don’t wait until later down the road to mention that you’d like to alter something about the contract, as it might be too late to change by then; once it’s in writing and has been signed off, that’s it, unless changes can be agreed upon in writing, as well.

According to Mark, one of the biggest misconceptions about real estate transactions is that they’re always going to be really complicated processes. It’s our job to simplify the process down to its nuts and bolts.

Your agent needs to be aware of what the contract says so that you don’t end up in a legal predicament that you can’t back out of.

People think it will take hours to get the necessary paperwork signed, but it really won’t; this is especially true for first-time homebuyers, who don’t really yet understand all the moving parts of the transaction. We will go through the papers with you and make sure you’re on board with everything and that there are no misconceptions about what’s going to happen moving forward. Whatever your concerns are, tell us about them, and we can walk you through them. There are no bad questions, and we are more than happy to answer any you have.

It’s also important to have a capable closing attorney, like Mark himself. Some people think it’s advantageous to use the cheapest attorney they can find, only to find out later that they’ve messed up because they specialize in a different kind of law. If you don’t end up working with the Downing Team and Thomas Law Firm for your transaction, that’s fine—but it’s still important to find an attorney who specializes in real estate.

If you’d like to contact Mark directly, he can be reached by phone at (803) 799-0705, or you can visit his website at www.MarkThomasLawFirm.com. He’s the only attorney we work with because he is the No. 1 real estate attorney in the Midlands.

If you’re interested in buying or selling a home and would like to work with experienced agents, please feel free to reach out to the Downing Team Real Estate Group.

How to Choose the Best Agent to Help You Sell Your Home

cassidy@getvyral.com (Brent Downing) — Mon, 8 Oct 2018 07:42:00 -0700

Finding the right real estate agent is key to having a successful home sale. Here are a few tips to help you get started on your search.

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This week I want to talk about a few of the things you should look for in an agent if you’re selling your house.

The first and most obvious trait your agent should have is integrity. You want them to look out for your best interests, not just for themselves.

Another thing to consider is competency. Does the agent have market knowledge and do they know how to price homes? Are they available when you need them? This is a service-based business, so you want someone who is responsible and available.

There are three factors that are essential to selling any house: price, condition, and marketing. You want someone who does all of these things well. They should be able to tell you what your home is worth, what your competition is, and where they should price the home. Price is critical when selling.

Your agent should be in constant communication with you.

As for condition, you want someone who can walk through your home and let you know what buyers are going to think. They need to help you present your home at its best price.

Finally, there are plenty of ways to market your home. You want an agent who is a great marketer. You don’t want someone who just puts a sign in the yard and prays that it sells. We put our homes on 500+ websites, run Facebook ads, and do plenty more to make sure your home is marketed its best.

It doesn't stop here. For some agents, once they put a home on the market, their communication with the client is over. You don’t want that. You need an agent who is going to follow up with the people who view your home and follow up with you as well. They should be communicating with you regularly.

There are so many hats that a good agent needs to wear well. This is the biggest financial transaction of your life, so you want to hire a pro that you can trust and who knows what they’re doing.

We’re the No. 1 listing and selling company in Columbia because we wear all of these hats, and we would love to wear them for you. If you have any questions for us or you’d like to talk more about how we can help you sell your home, don’t hesitate to give me a call or send me an email.

What Price Should I List My Home At?

cassidy@getvyral.com (Brent Downing) — Mon, 1 Oct 2018 09:14:00 -0700

Today I want to talk about how we help you price your home for your particular market.

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We go on a lot of listing appointments in the Columbia and Midlands areas and are often asked, “How should I price my home?”

Any time this comes up, I start first by taking a tour of the seller’s home while keeping in mind who the likely buyer is and what that potential buyer's options are. Also, what's the competition and what has sold recently?

You need someone who has knowledge of the market and understands the supply and demand of your neighborhood.

After I look at all of this, I'll look for homes on the MLS similar to the seller's home and compare them through the eyes of the buyer. I want to see how a buyer will objectively look at the home's condition, features, updates, etc. This helps me find a range that the home will sell in. Then, we can decide to price it high and wait for a buyer if the seller's not in a big hurry, or price it lower if the seller needs to move quickly.

After a good agent has looked through your home, they will be able to provide you with a range of potential prices. If an agent comes with the average dollars per square foot for your neighborhood and says that your house is worth this amount, they’re not doing you a service. You need someone who has more knowledge of the market and understands the supply and demand of your neighborhood so that they can get you the best results.

If you have any questions about this or if you're interested in learning more about buying or selling, please feel free to reach out to me. I look forward to speaking with you soon.

Are You Planning a Move? Don't Wait Until Rates Rise Even Higher

cassidy@getvyral.com (Brent Downing) — Thu, 16 Aug 2018 07:25:00 -0700

How will recent trends in the mortgage industry impact your buying or selling experience? We discussed the answer to this and other important questions during our recent interview with mortgage expert Randy Brown.

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Randy Brown, owner and CEO of Mortgage Options, joined me recently for a very informative interview about real estate financing. We work with Randy all the time, and we’ve always found his insight into the lending world to be very valuable.

The first point we touched on in our interview was the current state of mortgage lending. According to Randy, rates have been going up since November of 2016 and aren’t showing signs of stopping. Right now, rates are nearly a point higher than where they were prior to the last presidential election.

On a $200,000 home, which is the average price point in our market today, this 1% increase amounts to about $100 more each month for someone who purchased such a property with a down payment between 5% and 10%.

Those looking to buy a home in today’s market must get pre-qualified with a local lender in order to be successful.

With rates and home values both on the rise, buyers and sellers should adjust their real estate goals accordingly. Move-up buyers, specifically, should make their move as soon as possible. And the current lack of inventory means sellers should consider making their move, too.

The bottom line is this: Those looking to buy a home in today’s market must get pre-qualified with a local lender in order to be successful. Having the guidance of a mortgage professional (and a strong real estate agent) will be essential as you navigate your move.

If you’d like to get in touch with Randy, you can give him a call at (803) 732-5787 or visit his company’s website: www.scmortgageoptions.com.

And, as always, if you have any other questions or would like more information, feel free to give we a call or send us an email. We look forward to hearing from you soon.

When Should You Order a Home Inspection Before Listing?

cassidy@getvyral.com (Brent Downing) — Thu, 2 Aug 2018 08:01:00 -0700

Whether you should order a home inspection or not before listing depends on your situation.

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Should you order a home inspection before listing? The answer depends on your situation.

If your home was built in the 1940s or 50s, you should probably get an inspection just so you know what’s going on with it. The buyer will order their own inspection anyway, so you don’t want a huge mess of problems to arise suddenly and scare them off.

If your home is old, you should probably order an inspection before listing.

Aside from the general home inspection, I typically always recommend that sellers in our area order a termite inspection, unless you have a bond. I also recommend ordering a heat and air inspection, unless your home’s units are fairly new and you’ve been servicing them regularly.

If your home is relatively new and you have been keeping it well-maintained, ordering an inspection is not as important. However, you still need to keep in mind that you don’t want any unexpected problems to pop up and make buyers think twice about purchasing.

If you have any more questions about this topic or are thinking of buying or selling a home soon in our market, please feel free to reach out to me. I would love to help you.

An Important Discussion About Homeowners Insurance

cassidy@getvyral.com (Brent Downing) — Thu, 19 Jul 2018 10:59:00 -0700

Bill Frehse, a top insurance agent, is here with me to discuss important information regarding homeowners insurance.

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Today I’m at lunch with Bill Frehse, one of the top insurance agents in the state, to discuss what homeowners (and renters) should be thinking about: insurance.

The most important thing to remember about homeowners insurance is to have a relationship with your insurance agent so you can sit down with them and make sure all your bases are covered.

No matter the company, all policies have limitations, be it for theft, guns, sterling silver, jewelry, earthquakes, or floods. You need to talk about the documentation of your personal property so you can get reimbursed, and you also should discuss replacement coverage so your items don’t depreciate.

You don’t need to meet often; every two or three years should do. Things change over time, so by the time that period passes, you could be over- or underinsured. If you don’t say anything, that will only continue. Take the bull by the horns and make sure you’re properly covered.

The most important thing to remember about homeowners insurance is to have a relationship with your insurance agent.

Like a real estate agent, it’s important for your insurance agent to know what your needs are. That way, they can tailor the policies to what you really need. Also like real estate, if you have a bad insurance agent, you’re in trouble. When it’s time to make a claim, you may be left out in the cold.

The biggest mistake people make regarding homeowners insurance, according to Bill, is related to price. Many people want to get the best price, so when they go with a cheaper option, they usually get the short end of the stick. There are companies that don’t have a lot of assets behind them, and many agencies sell those options because they are cheaper. You need to be careful out there; if you can’t afford a quality company, then your options are limited. However, you can always pay a higher deductible in order to get a quality company.

If you have any questions for Bill Frehse regarding homeowners insurance, he can be reached at his Charleston office at (843) 762-2005.

For other questions regarding real estate, feel free to reach out to the Downing Group. We’d be happy to help.

The Answers to 4 Common Real Estate Questions

cassidy@getvyral.com (Brent Downing) — Wed, 20 Jun 2018 14:49:00 -0700

If you are a seller in our market, I will be answering a few common questions about our market and the home selling process that you may be wondering yourself.

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Here are my answers to four common questions I have been getting lately from potential sellers in our market:

1. With the market like it is, should I sell now or wait until next year?

Homes in our Columbia market have been appreciating at a rate of 6% per year. Let’s say you are thinking of selling a house worth $200,000 and buying a house that costs $300,000. Which would you rather have appreciate at 6% per year—a $200,000 investment or a $300,000 investment? If you wait until next year to sell, you’ll be able to sell your $200,000 house for $212,000, but you’ll also pay $318,000 for that same house that originally cost $300,000.

2. Should I get a home inspection if I am selling?

If you are selling a newer home, my answer is usually no, but that can depend on your situation. If your home was built in the last couple years, than you probably do not need an inspection. If it is 15, 20, or 25 years old and you have not done any maintenance on it in a long time, then you probably should get an inspection. If you are selling an older home, my answer is definitely yes.

The bottom line is you do not want any issues to arise that may scare a buyer away once they are under contract, even if it is an issue you can fix. During the first 10 days of the due diligence period, the state contract that we use in the Columbia area allows buyers to walk away from the transaction for any reason.

You do not want any issues to arise that may scare a buyer away once they are under contract.

3. What repairs can I make to my house to make it more sellable? I usually do not recommend making any wholesale remodels, but you should definitely repair any issues the average buyer can spot from a mile away, like chipped paint or rotting wood on the exterior of the home. 4. Should I hire a professional stager before listing my home? Usually, my answer in this case is no—buyers typically have enough imagination to look past this kind of thing. You do, however, want to hire an agent who has a good eye for staging. When I look at a client’s house for the first time, for example, I will walk through it with them and give them advice on how to declutter it and make it more presentable. If you have any more real estate questions for me, please feel free to call me, email me, or message my team’s Facebook page. I look forward to hearing from you!

How Is Supply and Demand Impacting Our Luxury Market?

cassidy@getvyral.com (Brent Downing) — Wed, 23 May 2018 07:27:00 -0700

What’s going on in our local real estate market? It’s time to take a look at recent conditions and how they may impact your real estate goals.

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Today I’d like to take a moment to update you on the latest developments in our market.

Currently, our market remains red-hot. In fact, Zillow estimates that homes sold more quickly in 2017 than ever before. And homes this year seem to be selling even faster.

The briskest business in the Columbia area is in the $150,000 to $220,000 price range. If your home falls within this category, this is good news. There is far more demand than there is available supply in this price range, so now may be the perfect time for you to trade up to a larger or more expensive home.

Now may be the perfect time for you to trade up to a larger or more expensive home.

However, not all segments of our market are seeing this same level of activity. The luxury market has at least a year's supply of inventory currently. Still, this doesn’t mean luxury homes don’t sell. In fact, last weekend, our team put two homes in the $500,000 to $750,000 range under contract in just one day. Some speculate that the tax bill may be fueling the uncertainty circulating around the luxury market, but I personally think current conditions are driven more so by an imbalance of supply and demand. If you have any other questions, would like more information, or are curious how current market statistics may impact your real estate goals, feel free to give me a call or send me an email. I look forward to hearing from you soon.

Tips for a Picture-Perfect Home

cassidy@getvyral.com (Brent Downing) — Mon, 23 Apr 2018 12:27:00 -0700

Before professional photos are taken of your home, follow these eight tips to achieve a picture-perfect property.

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Before listing your home, it’s important to make sure that it’s photo-ready. My team and I are Realtors and marketing experts, not photographers. We believe that spending the extra money on professional photography is well worth it.

Buyers definitely pay attention to the little things when looking at home photos online.

That said, allow me to list a few things you should do to prepare your home before it’s photographed.

1. Declutter. When buyers see photos of your home online, they’ll want to see that it’s neat and tidy.

2. Remove large or unnecessary furniture. Rooms look a lot smaller when they’re packed with bulky furniture. Removing certain pieces can make your property appear much more spacious.

3. Check your lightbulbs. Your home will look somewhat strange in photographs if a bulb is missing, burnt out, or a different wattage than the others. Buyers definitely pay attention to the little things when looking at home photos online.

4. Turn off your television. Make sure any screens or monitors are powered off before photos are taken of your home.

5. Put away small appliances. These can make your home appear more cluttered if they’re left sitting out.

6. Remove fridge magnets. This will help to depersonalize and declutter your kitchen.

7. Make the beds. It may sound obvious, but a tidy bedroom will help give the home look cleaner overall.

8. Hide toiletries in the bathroom. Put away toothpaste, skincare products, and anything else that may be cluttering up your sink or countertops.

If you have any other questions, would like more information, or would like a complete list of ways to prepare your home, feel free to give me a call or send me an email. I look forward to hearing from you soon.

The Home Buying Process, From A to Z

cassidy@getvyral.com (Brent Downing) — Tue, 10 Apr 2018 14:45:00 -0700

If you’re unsure about how the process of buying a home works, I have a general overview for you today.

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Today, I wanted to discuss the home buying process, from beginning to end.

The first part of buying a home is choosing the right agent. Preferably, you should work with a Realtor who is a member of the National Association of Realtors. A good Realtor or agent will recommend you to get a pre-qualification letter from a lender. In order to ensure that you’re pre-qualified, make sure that you have no errors on your credit report and that your debt-to-income ratio is good.

After you’ve been pre-qualified, create a list of needs and wants that you have for the home you want to buy. These might include school systems, location, the commute to work, the number of bedrooms, the size of the lot, the age of the home, and so on. There are pros and cons to each, and a great agent can help you sort through all of them.

Once this list is created, it’s time to search for a home. You can look online, but your agent should also have direct access to the MLS (multiple listing service) and be able to tell which homes are available and which ones are already under contract. Many listings you find on popular real estate websites aren’t current or accurate.

Your agent should help you figure out which homes best suit your wants and needs. They’re not there to cheerlead; they’re there to protect you and your interests. When you find a home you like, your Realtor should find out everything they can about the home, either by consulting with the seller’s agent or by looking at property disclosures.

If it’s determined that the home will be a good purchase, your agent should begin making an offer and negotiating the best terms and price for you. Usually, people want to have the contract be contingent on a few things like financing, appraisals, inspections, and so forth. If you have to sell your current home in order to move into the new one, the sale will be contingent on that as well.

The first part of buying a home is choosing the right agent.

When that’s completed, make sure that you get a great home inspector. A normal home will have a general inspection, an HVAC inspection, a pest inspection, and an inspection for other features like a pool or the septic system.

While all of this is going on, you should be working with your lender to get them all of your paperwork in a timely manner. Also, be sure to protect your credit throughout this entire process. Don’t take on new debt, don’t miss any payments, and don’t quit your job.

After you close, it’s up to you to make sure that your home stays in good condition. Everybody moves eventually, so diligent home maintenance is crucial if you want to get the most money for your home when it comes time to sell.

I could go on at length about the details of this process, but this describes it in a nutshell.

If you’re looking to buy or sell a home or have any other questions, feel free to reach out to us. We would be happy to help you.

Buying vs. Renting—Which Is Best for You?

cassidy@getvyral.com (Brent Downing) — Tue, 20 Mar 2018 15:47:00 -0700

When it comes to buying versus renting, each option has its share of pros and cons, but buying is far more beneficial to you.

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Which is the better option—buying or renting? Each path has its own pros and cons. If you don’t know where you’re going to live or you’re moving within the next year, you’re better off renting. In our Columbia market, it’s tough to get your money back out of a house in just a year. Another reason to rent is if you think the market is depreciating. That said, there are a number of advantages to buying over renting.

My advice is to buy every time.

For one thing, you’re paying off a principal, so buying a home in an appreciating market acts like a forced savings account. In the greater Columbia area, we’re appreciating at a rate of about 4% per year, so think of buying as a 4% savings account versus throwing your money away on a rental. You can also write off your interest expense on your taxes when you buy a home. There is one drawback when it comes to buying, though, and that’s the maintenance costs. If the air conditioner or another appliance fails, it’s up to you to repair or replace it. You can get a home warranty to mitigate some of these issues, though. If you have any more questions about whether you should buy or rent in our market or you have any other real estate needs, don’t hesitate to reach out to me. I’d be glad to help you.

How Do Realtors Differ From Regular Real Estate Agents?

cassidy@getvyral.com (Brent Downing) — Wed, 14 Feb 2018 14:05:00 -0800

Us Realtors differ from regular real estate agents in that we have to abide by a code of ethics. Here’s what I mean.

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What’s the difference between a Realtor and a real estate agent?

Today I’m at a quarterly meeting of the General Assembly of Realtors, and I thought it would be an appropriate time to answer this question.

Of course, all Realtors are real estate agents, but we have to abide by a higher standard than real estate agents. In fact, we have to abide by a code of ethics that regular agents don’t have to.

The next time you interview a real estate agent, ask them whether they’re a Realtor or not.

Members of this association I belong to also contribute to lobbying efforts. For example, when the new tax bill was in process and they were looking to remove the mortgage deductions, we lobbied heavily to ensure that homeowners could still deduct the interest expenses.

It’s important to know the difference between the two terms. The next time you interview a real estate agent, ask them whether they’re a Realtor or not.

If you have any more questions about the difference between a real estate agent and a full-fledged Realtor or you’re thinking of buying or selling a home in our market, don’t hesitate to reach out to me. I’d be glad to help you.

What to Look for in a Lake Murray Home

cassidy@getvyral.com (Brent Downing) — Mon, 22 Jan 2018 11:41:00 -0800

What should you look for when buying lakefront property? Here’s what we think.

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I’ve noticed that a lot of you are either looking to buy lake property or at least interested in it, so I wanted to give you a list of things to look for when buying lakefront property, specifically on Lake Murray.

The first thing to know is that most people looking on the lake want to be able to put their boats in. For that, you’ll need to have a dock, as well as a dock permit from SCE&G. There are a few minimum requirements that you’ll need to meet.

Another thing to consider is the lake depth at your dock. Can you put a boat ramp in? A floating dock? There are different options depending on your depth.

Location plays a huge factor.

Location also plays a big factor in property values out here. The properties closer to the dam (and to downtown) are typically a little bit pricier. The same thing goes for the properties with the best views. It’s all about location.

If you are curious about buying a home on Lake Murray or just have any questions about what the homes out here are like, don’t hesitate to give me a call or send me an email. I look forward to hearing from you soon.

The Downing Group 2017 Recap

cassidy@getvyral.com (Brent Downing) — Thu, 4 Jan 2018 09:44:00 -0800

Thank you all for allowing us to serve you. What did 2017 look like for us?

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Today, I wanted to take some time to look back on 2017 for our team and our clients, as well as to thank you all. Thank you for your support and allowing us to serve you.

2017 was a great year for the Downing Group. We moved our brokerage from Century 21 to Keller Williams Realty, which has been a great move, and we’re very pleased because it’s allowed us to serve our clients even better than before.

2017 was a great year for the Downing Group

The Downing Group closed over 250 homes last year, which is a record for us. For the second

year in a row, we were also named the No. 1 agent and team in the greater Columbia area.

We can’t thank you, our trusted and valued clients, enough for using the Downing Group at Keller Williams Realty or referring us to your friends and family. We are honored to serve you, and we have thoroughly enjoyed it. We’re looking forward to a great 2018.

And it’s not just about the total number of clients, either: it’s about helping each individual client and representing them and their best interests at all times. This is something we take great pride in and is why we have so many great reviews on Zillow.

If you have any questions or real estate needs, please feel free to reach out to the Downing Group at Keller Williams Realty. It would be our pleasure.

A New Market Update for Columbia

cassidy@getvyral.com (Brent Downing) — Thu, 14 Dec 2017 12:35:00 -0800

What’s going on in Columbia right now? Here’s a quick look at the latest real estate market numbers.

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I’m here at one of my open houses (108 Summit View Ct. in Chapin) to bring you the latest market numbers for Columbia real estate. Here are some of the figures we’ve been keeping an eye on:

1. We’re up to about 12,000 sales this year. That’s a 4% increase from the 11,000 we saw last year.

2. The big news is with the average days on market. They have dropped from 84 days last year to 71 days this year.

3. The average price is up 2.5% from $188,235 to $192,831. That’s a nice, healthy appreciation. When we get into the 8% to 12% range, that will put us in the range we saw before the last bubble.

4. The average list-to-sale price is up from 97.8% to 98.9%

Inventory is low and demand is high.

What does this mean? Basically, we don’t have much inventory. We have buyers going crazy right now looking to buy houses, so if you or someone you know is thinking about selling anytime in the near future, don’t hesitate to give us a call. We would be happy to come over, take a look, and give you a realistic estimate of what your home could sell for.

If you have any other questions in the meantime, don’t hesitate to give me a call or send me an email. I look forward to hearing from you soon!

Why You Should Never List Alone

cassidy@getvyral.com (Brent Downing) — Mon, 27 Nov 2017 08:50:00 -0800

If you’ve been thinking of selling your home without the help of an agent, you may want to reconsider. There are a few reasons why.

Buying a home? Click here to perform a full home search

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Should you try to sell your house on your own? The answer is no. While listing your property as For Sale By Owner might sound appealing, there are actually a few things you need to consider.

70% of people who originally list their homes as For Sale By Owner will eventually end up working with an agent anyway. So, why spend all that time and energy struggling to tackle things on your own in the first place? It just isn’t worth it.

Why spend time and energy struggling to tackle things on your own?

In fact, 89% of people who previously attempted to list their homes themselves ended up getting more money for their property by listing with an agent.

Studies show that people who sell with a Realtor get 6% more for their house. Coincidentally, this approximately amounts to the Realtor’s commission.

Many buyers will try to take advantage of you if they see you’re listing without an agent. Selling a home requires a lot of in-depth knowledge and experience so it’s best to leave the process to a professional.

Working with an agent will grant you a higher level of marketing for your home, help you screen buyers, protect you from legal ramifications, and get you more money for your home overall.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

Is Your Home Market-Ready?

cassidy@getvyral.com (Brent Downing) — Mon, 30 Oct 2017 12:43:00 -0700

Since most buyers have a keen eye for what they want in a home and a neighborhood, a seller must have their home in tip-top shape when it goes on the market.

Buying a home? Click here to perform a full home search

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This week, I wanted to give you a few helpful hints on how to get your home ready to go on the market.

Most buyers that I deal with have this radar that they turn on once they go into your neighborhood. It’s in their subconscious; they don’t know it’s happening, but they mentally tally good check marks and red (bad) check marks. Once they get to about three red check marks, they are gone.

There’s nothing that we can do about your neighborhood, but when buyers roll up to your house, we want them to have the best impression possible.

Have the landscaping all trimmed, the lawn mowed, and other obvious things. Just make it look as pristine as you can when people get to your house.

When buyers roll up to your house, we want them to have the best impression possible.

Smells are also important. If you have pets, be very careful about managing any pet-related odors, and if you smoke in the house, don’t do that. I love my dog, but I probably can’t even smell my dog in my house anymore. Have an outside source tell you about the smell of your home to remove that bias.

Also be sure to declutter and neutralize the home. Have it spick-and-span and as close to new condition as possible. Make any minor repairs necessary, and throw any extra stuff into the garage; people hardly look in there, and when they do, it’s to see if their vehicles fit.

If we can help you get ready to go on market, or if you have any questions, go ahead and give us a call. Have a great week!

Why Should You Work With a Real Estate Agent?

cassidy@getvyral.com (Brent Downing) — Wed, 11 Oct 2017 10:09:00 -0700

How does real estate agency really work? In other words, who do agents represent? How do they get paid? Why should you hire one?

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It seems like there is a lot of confusion out there about how real estate agency works. I hear a lot of questions like, “Who does my agent represent? How do agents get paid?”

I want to clear all of that up for you today.

Real estate agents are required by the state to have a license. They are also required to disclose who they represent.

For example, if I come to list your house, then my job is to represent you as the seller and protect your best interests. If I help you find a home, then my job is to represent you as a buyer. My team and I take great pride in representing our clients’ best interests first. You can see reviews from our past clients on sites like Zillow; they love working with us because we put them first.

Some people think that they don’t need an agent, but that is rarely true.

For instance, back in the 90s, day trading was a really big deal. People bought and sold stocks themselves online. I dabbled in it, made some money, and thought I was an expert. Then I wound up losing it all anyway. I learned very quickly that I need experts to help me with stuff like that, which is why I work with a financial adviser and a stockbroker.

Why would you not want an expert to help you?

The same is true when dealing with real estate. You are looking at the biggest financial transaction of your life. Why would you not want to have an expert to help you?

When you work with an agent, how do they get paid? The seller agrees to pay their agent a commission when the house sells. Half of that commission is offered to the buyer’s agent. If you are a buyer without an agent, you are basically neglecting a free service that you should definitely use.

Many sellers call me and say, “Can you list our house for sale?” I go over to look at the property and notice a huge issue right off the bat. I always wonder what agent sold them this house. When I ask, they tell me they didn’t use an agent.

As a buyer, a good agent will alert you to any potential issues with resale value. They will help you avoid any properties that would be an issue for you and your family. They will give you the names of the toughest home inspectors so you can make sure there won’t be any issues after closing.

On the seller side, there are people who think they don’t need an agent to sell their house, but that is a whole other topic. Selling on your own can be a real pain. It’s cumbersome, time-consuming, and you won’t get the same exposure for your property that you would if you hired a professional agent like me.

In most cases, my team will get you more offers, more traffic, and sell your home faster.

Those are just a few examples of why you should work with a real estate agent and how real estate agency works. If you have any questions, just give us a call or send us an email. We would be happy to help you!