Rochester Minnesota Real Estate Podcast with Andy Mulholland

Let Us Find Your Home’s Value

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 6 Jun 2018 12:58:00 -0700

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Recently, home values have gone crazy, and many people are curious about what their homes may be worth, whether they are looking to sell or are just curious. How do you find out the value of your home in today’s market?

Home appraisals can be very expensive. If you hired an appraiser, you could spend anywhere from $500 to $1,000 to have someone appraise your property here in the Rochester area. While it is very valuable information, many sellers just want an idea of what their property is worth from an expert without a full-blown appraisal.

This is where your real estate agent can come in. If you contact us, we would be happy to set up a time to evaluate your property. It is very simple; in fact, oftentimes we can do it without seeing all of the details of your home.

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Many sellers just want an idea of what their property is worth from an expert without a full-blown appraisal.

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We can set you up with the information if you send us an email. Or, you can get a computerized value by going to http://www.housevaluesrochester.com/. This uses algorithms to draw data about your home from public tax records, so it's not as accurate as the home evaluation we can do for you for free.

If you would like us to put together an actual home evaluation, please feel free to call or email. I would be happy to speak with you.

4 Secrets to Buying in Our Rochester Market

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 16 May 2018 11:23:00 -0700

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If you are planning to buy a home in 2018, there are four secrets that you should know regarding this hot market, which is unlike any other market that we have seen in quite some time.

Properties are coming on and selling very quickly, oftentimes for over the asking price and with multiple offers. This is a great thing for a seller, but if you are a buyer, it can be difficult. So, what are some of the things that you can do to help prepare yourself?

1. Be educated about the market. Work with an agent who understands what is going on in the market and sells homes more than once a month. You want someone who is working with a buyer or seller to purchase or sell property every day.

2. There are a lot of properties that sell before they ever hit the market. These are called “pocket listings” or “coming soon listings.” We have an extensive list that we show the sellers we are working with, letting the buyers know, see, and even make offers on the properties prior to them hitting the market.

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Work with an agent who understands what is going on in the market and sells homes more than once a month.

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3. Don’t rely on third-party websites. Lots of buyers that are shopping on Zillow, but you need to understand that there could be homes that are on there that were sold weeks ago. This can cause problems when you decide to get serious about making an offer on a home.

4. Get pre-approved. You have to do this in the current market because sellers will not look at an offer from you if you are not pre-approved. When you shop for a mortgage loan, do not be afraid to look around because the idea that it will hurt your credit score is untrue. You should be shopping around to find the best deal.

If you would like to get started with buying a home in 2018, please contact me by phone or email. I would be happy to help you find your future dream home.

How to Get Buyers Excited for Your Listing

Andy@HandyAndyRealtor.com (Andy Mulholland) — Mon, 7 May 2018 09:07:00 -0700

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Today I want to talk about a newer marketing strategy that’s been making waves in our industry. If you’re listing your home with an agent who isn’t employing this strategy, you could be missing out on a great opportunity.

For years, real estate agents have waited to start marketing listings until they’re live on the market. The problem with this is that homes lose more and more momentum each day they sit on the market. This is true even in a hot market like the one we’re seeing today.

What’s the solution to this dilemma? Instead of waiting until the moment a home hits the market, my team and I have found that it’s more effective to start marketing the property ahead of time. It’s hard to believe more agents out there aren’t leveraging this amazing technique, which we call “Coming Soon” marketing.

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Our exclusive “Coming Soon” marketing program gets homes sold faster and for thousands of dollars more than homes listed without this strategy.

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This strategy gets buyers excited about purchasing your property before it even hits the market. Why wait for your property to go live before you start generating interest?

Think of it this way: Let’s say a new Star Wars movie was coming out tomorrow, but no one knew about the release until the moment it happened. How many people do you think would be lined up to go see it?

Most movie companies spend months hyping up a release. Creating a sense of anticipation generates additional revenue, which is exactly why we use this same strategy when helping sellers list their home. Our exclusive Coming Soon marketing program gets homes sold faster and for thousands of dollars more than homes listed without this strategy.

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.

Impending interest rate news

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 16 Feb 2018 12:45:00 -0800

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We're in for a very competitive stretch in the real estate market.

First off, mortgage rates have started increasing. For the first time since last summer, the 30-year average mortgage rate is now over 4%. This follows a long period when mortgage rates were near record lows.

And this latest increase might be more than just a temporary bump. Some experts, including Freddie Mac's deputy chief economist Len Kiefer, predict we've seen the last of sub-4% mortgage rates, thanks to strengthening inflation and broad-based economic growth.

Second, mortgage applications are also increasing. Applications were up in January by 4.1% compared to last year. This has been led by people looking to refinance their homes, while mortgage applications by homebuyers remained at steadier levels.

Third, housing supply continues to be increasingly tight, with 10% fewer homes on the market than a year ago.

So what do all of these numbers mean for you? The growth in mortgage rates shouldn't affect the number of eager homebuyers very much because there is so much more demand than supply right now.

However, this rise in mortgage rates might actually reduce the number of homes for sale even further.

The increase in mortgage applications for refinancing bears this out. Homeowners are looking to lock in the current, still fairly low mortgage rates. When mortgage rates increase further, homeowners will have less of an incentive to sell their current home and buy a new home, which will require a mortgage at a new, higher rate.

Does this mean you should worry about these new mortgage rates?

Not necessarily.

For example, if you're looking to buy, the biggest impact will still be the number of homes in the Rochester market.

Fortunately, a bunch of great homes have recently come on the market. You can see them all here:

Click here for all available Rochester homes for sale.

And if you're looking to sell, the current conditions make it very easy for you to do so at a top price.

To get an idea of what your home is worth in the current market, check out this home value calculator that takes into account recent Rochester sales:

Enter your street address here to find out what your home is worth.

Finally, if you want an even more accurate estimate, give me a call. I'm here to help.

Why You Should Sell Your Home In 2018

Andy@HandyAndyRealtor.com (Andy Mulholland) — Thu, 18 Jan 2018 10:41:00 -0800

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This winter is likely to be a very important time for many home sellers.

That’s because several big trends are coming together to affect Rochester Area home prices right now:

1. Housing inventory remains extremely tight.

The total number of homes on the market fell 10% year over year in the last quarter. This is the biggest drop since 2013, and it's part of a consistent pattern of very limited and decreasing housing supply. Of course, the fewer homes there are on the market, the easier it is to sell, and the higher the price you can expect to get. This is borne out by numbers: Home prices have increased almost 6.5% since last year.

2. Buyers are increasingly optimistic.
Despite the tight inventory, homebuyers are increasingly optimistic and continue to look for homes. Partly, this has to do with the recent growth in income and job stability. Also, loosening lending standards are making many homebuyers eager to take advantage of current mortgage rates, which slipped under 4% recently, near all-time historical lows.

3. The new tax reform bill will impact the market.

The federal government recently passed The Tax Cuts and Jobs Act, majorly overhauling the tax code. While it’s unclear how this will affect the real estate market as a whole, there are several changes that do not favor home sellers. As a result of the changes made to the tax code, the National Association of Realtors now projects slower growth in home prices in 2018, with an appreciation rate of 1% to 3%. By doubling the standard deduction, Congress has significantly reduced the value of mortgage interest and property deductions as tax incentives for homeownership. However, no changes were made in the rules surrounding capital gains for home sales, which is a major victory for home sellers.

When you put all three of these trends together, two big conclusions emerge.

First, now is a very favorable moment for home sellers thanks to the shortage in the market, the many eager buyers, and the high and rising prices.

On the other hand, higher cost, higher tax areas will likely see prices decline as the result of new restrictions on mortgage interest and state and local taxes.

If you are looking to take advantage of the present moment to sell your home, you can get started by finding out what it might be worth in the current market. To do so, check out this home value calculator, which takes into account recent Rochester Area sales:

Enter your street address here to find out what your home is worth.

And if you want a more personalized and accurate estimate, give me a call at (507) 258-5850. I'm constantly talking to homebuyers in the Rochester Area, and I can give you a precise idea of how a sale of your home would unfold in the current market. If you have any other questions or would like more information, feel free to reach out. I look forward to hearing from you soon!

3 Types of Value and How They Matter to Your Listing

Andy@HandyAndyRealtor.com (Andy Mulholland) — Tue, 19 Sep 2017 08:23:00 -0700

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Today we’re going to be discussing the difference between assessed value, appraised value, and market value.

Each of these three types of values is different, so I want to clear up what separates them.

First, let’s start with the assessed value. The assessed value is what the government will tax you on. You will get a statement in the mail telling you what portion of that value you will be taxed upon.

Next, there is the subject of appraised value. The appraised value has to do with what the appraiser thinks your home is worth. It’s important to remember that the appraiser isn’t buying your home, though. Every appraiser will give different values and place different levels of worth on the features in your home.

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Market value is ultimately the most important type of value.

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The appraiser’s opinion of your home’s value is just that: an opinion. The view, location, or finishes within the home are all taken into consideration. This still isn’t market value, though.

The market value is the amount buyers will actually be willing to pay given current market conditions. This is ultimately the most important type of value. Market value will be determined by supply and demand.

The more demand and less supply there is, the higher the market value. An agent will help you determine a pricing strategy based on all of this information.

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.

How to Overcome Appraisal Challenges

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 30 Aug 2017 10:59:00 -0700

Appraisals have become a bit of a challenge in our market. Here’s how to make them a little easier.

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

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Buyers and sellers face a lot of different challenges in this market. One area, in particular, has been seeing a lot more challenges than others: appraisals.

The reality is that the state of supply and demand in our market is creating higher sale prices. This is good news for sellers, but it’s also causing some problems. The main issue is the disconnect between some of the sale prices we are seeing the market bear and what appraisers are valuing homes at. Appraisal issues are more common now than ever, and they can ruin transactions. So, what happens when you don’t agree with an appraisal?

You have a few different options. One is disputing the appraisal and potentially asking and paying for a second opinion. You may also be able to renegotiate with the seller or meet them halfway to make up the difference from where the appraisal is and where the sale price was agreed at. You also have the option to walk away as a buyer. We write appraisal contingencies into all of our contracts.

Keep in mind if you’re a seller that if you have an FHA buyer, that appraisal sticks with the property whether they decide to proceed with the sale or not.

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You always have the option to walk away as a buyer.

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Pricing your home appropriately with a pricing strategy that takes into consideration the potential appraised value of your home. With a good agent, you can help avoid a lot of these kinds of issues.

If you have any questions for us or are curious about buying or selling a home, don’t hesitate to give us a call or send us an email. We look forward to hearing from you.

How Does the Trump Administration Affect the Real Estate Market?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 18 Aug 2017 07:51:00 -0700

A lot has changed since election night on November 8th. Here’s what we’ve seen in the real estate market since.

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Since Donald Trump was elected on November 8th, our real estate market has changed a lot, for better and for worse.

Let’s start with the bad news first. Since the election, interest rates on mortgages have increased across the board. They are up over 4% now. Buyers who would have been able to purchase before the election might not be able to now. However, a 4% rate is still phenomenal when you compare it to the rates we’ve seen in the past that were well in the double digits.

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There does seem to be a renewed sense of optimism out there.

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Now for the good news. There does seem to be a renewed sense of optimism in the real estate market, especially here in Rochester. Just the talk of lowering taxes, whether it happens or not, has increased optimism and home values.

If you have any questions or want more details about the Trump administration's effects on the market, give me a call or send me an email.

The Costs of Buying a Home: Explained

Andy@HandyAndyRealtor.com (Andy Mulholland) — Tue, 1 Aug 2017 14:27:00 -0700

There are a few costs associated with buying a home. I’ll go over the full breakdown for you today.

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Buying a home comes with a lot of different costs. One of the things I get asked most often by homebuyers is to clear up confusion between things like down payments, closing costs, and earnest money.

To start, the down payment is the deposit you put down on a property. If you buy a $200,000 home, for example, and you put 10% down that would total to a deposit of $20,000. Then, the remaining $180,000 would become the total of your mortgage.

Different loan programs do have different levels of down payments associated with them. A rural development loan or a VA loan will be 0% down.

You may have a more conventional loan, though, with a minimum of 5% down. In these scenarios, the payment could be as much as 20% down.

Next we should think about closing costs. Closing costs are the general costs of buying a home. With this, there are three types of cost: the lender cost, titling costs, and governmental costs like taxes.

For example, a mortgage registration tax is $3.30 for every $1,000 of the home you buy. Other closing costs include a lender’s origination fee, appraisal, and others.

These closing costs should really be thought of as an addition to the original price, but in some circumstances you can negotiate having the seller pay them for you.

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In some circumstances, you can negotiate for the seller to pay the closing costs for you.

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Finally, there is the cost of earnest money. Earnest money is essentially money put down in good faith to let the seller know you are serious.

This money actually goes toward your down payment as opposed to being an additional cost once you proceed with closing.

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.

Join Us at Our Summer Fun Event!

Andy@HandyAndyRealtor.com (Andy Mulholland) — Mon, 17 Jul 2017 11:53:00 -0700

Don’t miss our summer fun event on July 22nd! RSVP to get your free Honkers tickets.

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

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You are invited to our summer fun event!

Bring your friends and family to the Honkers game on July 22nd. We’ll pay for your food and your tickets!

It will be a super fun night and a great way to celebrate summer. We will also celebrate a veteran and his family on the field before the game starts.

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Let us know how many tickets you will need!

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Get to the stadium between 6:00 and 6:30 p.m. to pick up your tickets and your food voucher. We will celebrate the veteran on the field around 6:30, and the first pitch is thrown at 7:05.

Just RSVP to let us know how many tickets you will need! Go to HandyAndySummerFun.com or call our office at 507-258-5850 to let us know if you can make it!

In the meantime, don’t hesitate to reach out to us with any real estate questions. We look forward to seeing you!

Can a Single Agent Really Juggle All the Work?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 5 Jul 2017 10:46:00 -0700

Though some might enjoy the one-on-one dynamic of working with a single agent, the truth is that working with a team of agents has a lot more advantages.

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

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When it comes to working with professionals for your real estate needs there are a few differences between working with an individual agent versus a team.

Whether you’re a buyer or a seller, deciding between these two options requires you to look at the pros and cons of each.

For example, some people might prefer working with an individual agent because in that case you will be receiving one person’s undivided attention throughout the process. However, what you’ll find is that there aren’t many pros to using an individual agent beyond that point.

This is why we at Handy Andy Real Estate Experts utilize a team-based structure. We work as a cohesive unit to ensure that every client we work with is someone we are all responsible for helping.

One of the benefits of this team-based structure is that you have multiple agents at your disposal in the event that, for example, one is out of town.

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Having a team divide the work amongst themselves means that the work being done for you is being done right.

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The good thing about having multiple agents is that you have increased manpower behind your real estate transaction.

Additionally, we have a closing coordinator on our team in charge of making sure that the closing process goes through smoothly. Their full-time job is to make sure we get to the closing table, whereas in the case of people working with single agents, many transactions can fall apart after a purchase agreement is signed.

The reality is that when a single agent tries to juggle all of the responsibilities of the process it can lead to mistakes. Having a team divide the work amongst themselves means that the work being done for you is being done right. Everyone is able to carry out their specific role and make sure it is handled perfectly so that you get the benefit of the best possible outcome.

If you’d like to interview our team or if you have any other questions, feel free to contact us by sending an email or giving us a call. We look forward to hearing from you soon.

The 7 Things You Can't Overlook When Buying an Acreage

Andy@HandyAndyRealtor.com (Andy Mulholland) — Tue, 25 Apr 2017 08:55:00 -0700

Have you ever considered buying an acreage or a hobby farm? You need to consider these seven points to help you decide which one is right for you.

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Have you ever thought about buying an acreage or a hobby farm here in southern Minnesota? There are seven things you need to consider before making the jump:

Financing: It can be limited for these kinds of properties depending on the size. Fannie Mae and Freddie Mac typically don't buy these loans on the secondary market when they're larger than a certain size. If you need financing for a medium or large property of this kind, we can refer you to a few lenders who work with acreages.
Well and septic systems: You have to consider the age and depth of the well; remember that you won't be on city sewer and water on an acreage. Also consider the septic's age and make your offer contingent upon a state septic compliance inspection.
Outbuildings: How big are they? Do they fit your needs? They're expensive to add down the road, so make sure you've figured that out prior to making an offer.
Livestock or animal needs: What kind of pasture area will you need? Remember that fencing can be expensive to buy new or repair. Will the animals need new shelter? Where is the closest water area?
The exact property lines: Many older acreages that have been with an owner for a very long time just have estimated property lines. You might think about making your offer contingent upon a survey paid by the seller.
Property maintenance: How much mowing time will it take for a property with that much area? How much time do you have to dedicate to it? If you don't have the time, can you pay someone to do it?
Location: Are you on blacktop or gravel? Make sure you're aware of what it will look like. For example, if you're on gravel, your car will get dirty. You also want to know how well the road gets plowed in the wintertime. Similarly, what is the school system and what does the busing look like if you have kids? Finally, think about the proximity to town with shopping. Many buyers forget to think about the convenience factor and how close they are to things like grocery stores or gas stations.

If you have any other questions about buying one of these types of properties or any other kind of property in the southern Minnesota area, don't hesitate to reach out to us. We're always happy to help!

How Escrow Accounts Work

Andy@HandyAndyRealtor.com (Andy Mulholland) — Mon, 5 Dec 2016 08:30:00 -0800

During the home buying process, you may be unclear on what an escrow account is and why you’re paying for one. Here’s what you need to know about escrow accounts.

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Anybody with a mortgage likely has an escrow account. What does this mean and why are you paying for one? Today I’d like to discuss everything you need to know about escrow accounts and why you have one.

I think that people tend to confuse escrow accounts with earnest money. Earnest money is good-faith money that you put down when you make an offer on a home to let the seller know that you’re serious about the purchase. This money, paid at closing, gets applied toward your down payment, so it’s not necessarily additional money.

Let’s say that you buy a home for $150,000 and you put $1,000 down in earnest money. This does not mean that you’re now paying $151,000; that $1,000 is going to the seller and the seller’s broker and is held until closing. At closing, that money is applied toward the rest of the purchase, so you would only bring $149,000 to the closing.

While earnest money is part of the offer process, at this point in the home buying process, you’ve closed on the property and you now have what is called an escrow account. The escrow account is set up with your lender to pay your taxes and homeowners insurance. It is an account into which you will deposit money so that the lender can pay these two things for you.

The reason for an escrow account is because the lender wants to make sure that if they are lending you $150,000 for a property, you have insurance on it and are keeping up with your taxes.

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An escrow account is different from an earnest money deposit.

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Why is the lender concerned about these two things? For one, the lender wants to make sure that your home will be able to be rebuilt in the event of a natural disaster like a tornado.

Secondly, the lender wants to make sure that you’re paying your taxes because the government has first-lien rights on your home. This means that if you were to stop making mortgage payments, the government is in line first to get their money back on your property before the bank. This puts the bank in a second-lien position, which they do not want to be in, so they build this into your escrow account.

Also, when you get pre-approved for a mortgage, your approval is based on PITI, or the principal and interest plus taxes and insurance. If you’re taking out a loan from one property to the next, even if you’re borrowing the same amount of money, your monthly payment can differ based on the taxes and insurance for each property.

Remember, what you see on TV about “opening escrow” is much different from how we handle escrow in the Midwest. If you have any other questions about escrow accounts or the home buying process, please reach out to us by phone or email. We’d be happy to help you!

Can You Get a Mortgage Loan for a Fixer-Upper?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 18 Nov 2016 09:18:00 -0800

There are a lot of different loan options out there. One involves working the cost of home repairs and renovations into your mortgage loan.

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Today we are answering a question from Alyssa Baker, who asked us, “Many homes in my price range need a lot of different updates. Is it an option to work the price of these updates into a mortgage?”

The answer is absolutely yes, and you have a few different options to do this. One is an FHA 203k loan. This allows you to find a property that needs work, get estimates from a contractor, and move forward with the loan if everything checks out. Your lender will also order an appraisal, look at the potential repairs, and determine what impact it will have on your home’s value. As long as the repairs will be worth it, you’ll be able to get that loan. There are some more details that go along with this, but the idea is you can build the repairs into the loan.

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You have a few different options.

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Another option is to do an in-house loan from a local lender where you can essentially do the same thing. There other other options as well, but this is what the process might look like for you.

If you’d like any more details or if you have any questions for us, don’t hesitate to reach out. We would love to answer your questions, and if we can’t, we would love to connect you with one of our preferred lenders who can. We look forward to hearing from you soon.

Make Your Older Home More Attractive to Buyers

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 2 Nov 2016 05:52:00 -0700

If you’re worried about how your older home will fare in a market full of new houses, here are a few ways to make it more attractive to buyers.

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A viewer recently asked, “How can I make my older home more competitive with all of the new homes on the market?” There are a few things that I recommend you do:

Meet with a real estate agent. An agent can tell you what specifically you’ll need to do to compete with other homes in your neighborhood. For example, we use a 75-point checklist that we’ve formulated over the years that will allow you to check every aspect of your home that may be important to potential buyers.
Get a pre-inspection. Your home doesn’t need to be perfect, but remember that what you get out of your home sale is dependent upon what you put into it. There is no better money spent than the $300 or so you’ll spend on a pre-inspection. This is because a pre-inspection will identify the kinds of things that a buyer may find later when they do their own inspection and will give you an opportunity to fix them beforehand. In addition, handing the buyer the pre-inspection report ahead of time will also give the buyer more confidence in your home when making an offer because they’ll know you’ve repaired any glaring issues. A confident buyer is more likely to make a strong offer with fewer inspection contingencies, and you’ll have peace of mind knowing that there is one less thing standing in the way of your closing.

If you have any other questions about preparing your home for the market or about anything else related to real estate in our area, feel free to give me a call or send me an email. I’d be happy to help you!

Selling a Home With No Place to Move?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Tue, 18 Oct 2016 10:57:00 -0700

We come across a lot of sellers who want to sell their home but don’t have another one to buy yet. There are a few options available to remedy this situation.

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How do you sell your home if you haven’t found another one to buy yet? This is a difficult situation that a lot of sellers face in our current market, but there are three courses of action you can take to in order to bypass it.

The first option is to buy your new home before you sell the old one. This way, you can wait for the perfect home to come on the market, make an offer on it, and hopefully get that home. If you’re comfortable with it, you can go ahead and list your other home. This is a high-risk option, but it also rates as very convenient because you don’t have to move twice.

Your next option is to list your home now, get it sold, and the moment the contract is signed, make an offer on another home that you’ve been looking at. The challenge with this option, of course, is that there may not be many properties available to look at or make an offer on.

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If you buy a new home before you sell the old one, you won’t have to move twice.

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The third option is to list your home as contingent upon finding another property. In other words, you put your home on the market, and if you get an offer and accept it, you as a seller are not obligated to fulfill that contract and close on it until you’ve found another property you’re comfortable purchasing within a certain time frame.

Another thing to consider is that our team offers a guaranteed sale. If you list with us and your home doesn’t sell, we step in and buy it. This allows you to go out and purchase another property without worrying about selling yours.

If you have any questions about this or any other real estate-related topic, please give us a call or visit us at our website. We look forward to hearing from you!

How We Helped Andrew Shulha By Offering Our Honest Opinon

Andy@HandyAndyRealtor.com (Andy Mulholland) — Mon, 29 Aug 2016 14:40:00 -0700

I just know he would met us any time. That would work. He would give his honest opinion on the houses that we saw. You know one time... I guess one particular thing we were looking at house and he straight up told us to not even look at this house, the way that.. because of the way the house was built that there were some concerns of the structural integrity of it. He pretty much told us everything straight up in his honest opinion.
Andrew Shulha-Homebuyer

Why Are Absorption Rates so Important?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 6 Jul 2016 15:05:00 -0700

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Today’s topic is all about the absorption rate in Rochester. Although this sounds like a rather technical term, it actually has a significant impact on your home’s value.

In fact, nothing impacts the value of your home or the real estate market nearly as much as the absorption rate. For instance, it determines whether inventory favors buyers or sellers. As agents, we need to understand what they are. If you interview a potential agent for hire, you must ask them about what the absorption rates are not only in your city, but for your neighborhood and type of property.

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The absorption rate has a significant impact on your home’s value.

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Absorption rates are calculated by current inventory levels and the amount of monthly sales for prospective properties in specific areas. Oftentimes, we categorize properties into different price ranges. We see a direct relationship on the average days on the market and list-to-sales ratio with absorption rates as well. Typically, the lower the inventory, the more it favors sellers. Vice versa, higher inventory favors buyers.

It’s important to examine recent data when determining home value. Otherwise, you’ll be comparing outdated numbers to your property and missing out on an accurate estimate.

If you’re thinking about buying or selling a Rochester home, give me a call or send me an email! I’d be happy to talk about absorption rates or anything else real estate with you.

How Can You Avoid Becoming a Pinball Listing?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 15 Jun 2016 08:44:00 -0700

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If you ever watch Bill O’Reilly on Fox News, you’ve probably heard him say, “Don’t be a pinhead!” In real estate, the advice to sellers is similar: “Don’t be a pinball!” When selling a home, you can become a pinball listing, which is something you desperately want to avoid.

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Avoid becoming a pinball listing!

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If your home is not priced correctly and is in bad condition, you’re setting yourself up for failure. You will become a pinball listing: buyers will come and go, but no one will submit an offer. Buyers will see your home and bounce to another listing.

As a seller, it’s important to understand that either other listings are going to make your home look good or your home will make other listings look good. Which would you rather be: the home that wows buyers and gets multiple offers or the pinball listing? I think the answer is clear.

If you have questions about how you can avoid being a pinball listing, or if you need real estate assistance of any kind, please don’t hesitate to reach out to us. We would love to hear from you!

Will You Get Your Renovation Money Back When Selling in Rochester?

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 27 May 2016 08:12:00 -0700

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Today’s topic comes from a question from our Facebook page, posted by Jennifer from Rochester. She asks, “Should I expect to get out of my home the costs of what I’ve put into it?”

In other words, she wants to know if she will she get all the money back that she’s spent on renovations and upgrades throughout the life of the home.

The answer to this question is maybe: it depends on the improvements you’ve made to your home.

Imagine two homes. The first home was built by the builder, and it needs a well that cost $20,000; the builder sold the home for $400,000. The second home, built by the same builder, ran into a problem with the well that resulted in it costing $40,000 to install. Just because the builder ran into an issue the second time around, and had to pump more money into it as a result, doesn’t mean the second home is worth more money; it’s still worth $400,000.

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Value is not determined by what you put into the home, but what the buyer gets out of it.

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The principle of substitution says that value is not determined by what a seller has put into the property, but what a buyer gets out of it. In the case of these two homes, they get exactly the same thing, water, even though it was more costly to install the well in the second home.

Keep this in mind when you go to sell your home. It’s not always as simple as spending money to make money when it comes to home renovations, so it’s best to check with a professional before making any big decisions.

If you have any questions about this topic, or if you need real estate assistance of any kind, please don’t hesitate to reach out to us. We would love to hear from you!

5 Ways to Market Your Rochester Home

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 6 May 2016 14:30:00 -0700

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There are five key factors to consider for marketing your Rochester home. Check them out below!

Location. Location has a lot to do with the value and appeal of a property, and that has a lot to do with marketing. This is a given value, and it’s not something you control.
Financing. What is going on in the financing world? Again, this is something that is beyond your control, but will greatly affect how you market your home.
Marketing. Your agent controls the steps and processes used to market your home. You want to make sure your agent responds to you, has a proven marketing plan, and is a great negotiator.
Condition. As the owner, you are in control of the condition of the property. A good agent will advise you on what to do to prepare your home for the market in order to increase its perceived value. Ultimately, as the homeowner, it’s up to you to ensure your home is in good condition.
Price. As the owner, you control this as well, but your agent should be able to guide you. Price is intertwined with marketing. Even is a home is well-marketed, if it's priced incorrectly it will not sell. Additionally, a home that is priced correctly but not marketed well won’t sell, either.

Hire the agent with the best marketing plan and take their advice on the price and condition of your home. If you do so, you will have a good experience selling your home. If you have any questions about today’s video or about real estate in general, give us a call or send us an email. We would be happy to help you!

4 Simple Ways to Add to Your Home’s Value

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 20 Apr 2016 13:55:00 -0700

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Today we’ve got a topic that is going to really help you out if you’re considering selling this spring. We’ve got four simple and inexpensive ways for you to increase the value of your home today. If you’ve been thinking of selling your home, paying attention to small details like these could mean the difference in your home selling for top dollar or not selling at all. Here they are:

1. Clean your carpets.
Buyer allowances don’t exist anymore. You can’t just ignore the carpet and say that you’re going to let the buyer replace it or give them money to do so. You’ve got to be prepared for the market from the get-go, and cleaning your carpet can be an easy fix. The smell alone is refreshing to buyers.

2. Touch up your paint.
Touch up any old or worn paint, especially in larger rooms. The fresh paint smell is something buyers will notice as well.

3. Replace your cabinet hardware.
Whether you go with a lighter town like a brushed bronze or a darker one like nickel, it’s a very inexpensive way to update your kitchen.

4. Update your lighting fixtures.
This is a simple thing that will update the feel of your home immediately. You can get a 2-pack of brand-new light fixtures from Menards for just $30.

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Buyers want a turn-key home.

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The fact of the matter is, buyers in this market want a turn-key home. If getting top dollar and selling quickly is important to you, the above fixes are things you need to do. If you have any questions for us, or are thinking about selling your home in the near future, we’d love to hear from you. Just give us a call or send us an email!

5 Steps to Selling for Top Dollar in Rochester

Andy@HandyAndyRealtor.com (Andy Mulholland) — Wed, 6 Apr 2016 12:24:00 -0700

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

Selling your Rochester home? Get a free Home Price Evaluation

Today we are going to talk about the 5 steps you need to take to ensure your home gets sold for top dollar in the Rochester market. If you take these steps to heart, you will have a smooth and profitable sale. We see sellers all the time that have no idea where to start, but we’re going to put you in a position to win today.

1. Prepare and research
This process may start months before your home just listed. Start with decluttering and depersonalizing your home, as researching potential real estate agents to interview. Don’t focus on who has been in the business a long time and who is actually selling homes.

2. Establish your own motivation and objectives
If an agent doesn’t know your motivation or objectives, it’s hard for them to advise you correctly. You need to be able to verbalize them, so you know what kind of obstacles there are, and what you’re ultimately trying to accomplish.

3. Develop a marketing plan to sell for top dollar
To sell for top dollar in Rochester, you’ve got to have top-notch marketing. When you’re interviewing agents, ask them what their marketing plan looks like. Focus on what they are going to do to sell your home and get top dollar for it.

4. Select a real estate agent
Hopefully, you’ve done your research, seen the marketing plan, and can then select the best agent. You want someone with a great track record and someone that’s selling homes now. Just because someone has been in the business a long time doesn’t mean that they are the best option. Our team sells out homes faster and for more money than the competition by a significant margin.

5. Establish an asking price
If you hire an agent based on what they tell you your home will sell for, it will cause you to fall for whatever agent tells you the most amount of money; they’ll tell you what you want to hear. The good agents will tell you what you need to hear because it’s in your best interest. It’s what you need to hear to make sure your home sells for top dollar.

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The good agents will tell you what you need to hear.

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If you have any questions for us or want to know how we can sell your home for top dollar, give us a call or send us an email. We would love to hear from you!

How to Know What You Can Afford When Buying in Rochester

Andy@HandyAndyRealtor.com (Andy Mulholland) — Fri, 29 Jan 2016 12:44:00 -0800

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Buying a property goes well beyond the final purchase price. Just because you see a price online, or a lender gives you an idea of your potential payment, doesn't mean they've factored in all the costs involved.

There are certain upfront costs involved in purchasing a home, such as a home inspection, the cost of a potential appraisal, the earnest money you'll have to put down as part of your down payment, and the closing costs. Many of these things can be worked into the purchase by negotiating with the seller.

When you go to factor your payment, there are some things you want to consider:

Property taxes. When a lender says you're approved for a $160,000 mortgage, what does that mean? Often times they don't include the taxes you'll have to pay.
Insurance. This can vary depending on factors like whether your home is on a floodplain or whether you have a wood-burning fireplace. There are a handful of things that need to be looked at to determine your insurance costs.
Utilities. Many buyers fail to factor in what the utility costs might be. When we work with a buyer, we look at the property and find out what the average utility costs are per month.

When buying, you need to keep these three things in mind to avoid overextending yourself financially.

If you have any questions about how to make informed decisions when buying, please don't hesitate to reach out to us. We're always available to help with your real estate needs.

How to Affordably Protect Your Rochester Home

Andy@HandyAndyRealtor.com (Andy Mulholland) — Thu, 14 Jan 2016 09:56:00 -0800

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Our preferred vendor, Shawn Capelle from American Family Insurance, joins us today to discuss a program his company started. Within this program, they partner with the Nest Smoke and Carbon Monoxide Detector and the Ring doorbell system.

The Nest Smoke and Carbon Monoxide Detector uses smart home technology. American Family Insurance provides these to their homeowner insurance customers because the detector minimizes damage to your home. If the smoke or carbon monoxide alarm goes off at your house, you will be notified on your smartphone right away.

If you use Nest, you can get a 5% discount on home insurance for being a proactive client. That's $50 to $100 a year in savings every year.

The Ring Doorbell comes with a video camera and works as an intercom with your phone. This is another proactive home technology. If you're not sure about opening the door for someone, you can see who it is, ask them who they are, and speak to them via your phone.

The Ring Doorbell is easy to install and allows you to be home all the time. Traditional alarm systems only detect burglary when someone is already breaking in. With the Ring Doorbell, you're able to prevent that from happening because most burglars ring the doorbell to see if anyone is home before breaking in.

Ring is so confident that this doorbell prevents theft that if you do have a break-in and file a theft claim with American Family Insurance, Ring will pay for your deductible. Again, if you are an American Family Insurance customer, having the Ring Doorbell gets you the 5% proactive homeowner discount.

These are great programs that protect your home and save you money. If you have any questions for Shawn, you can visit his website or give him a call at (507) 285-9927.

As always, if you have any real estate questions, give me a call or send me an email. I look forward to hearing from you!