Greater Richmond Area Real Estate Podcast with Ryan Sanford

You Are Cordially Invited…

ryansanford@remax.net (Ryan Sanford) — Fri, 16 Dec 2016 09:19:00 -0800

You are invited to a Christmas party!

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You are cordially invited to our Christmas Party!

When: Thursday, December 22

Where: Hallsley Club House - 3900 Brightwalton Road

Time: 6 p.m. to 9 p.m.

If you can make it, send your RSVP to allison@ryantherealtor.net by Dec. 20th.

The invitation is open to friends and family, but it’s more of an adult event. So call up your favorite sitter and take a night to relax and enjoy some cocktails with our team! We hope to see you there.

Merry Christmas!

Getting to Know Luke Catron

ryansanford@remax.net (Ryan Sanford) — Tue, 25 Oct 2016 08:28:00 -0700

Luke Catron is one of our buyer’s agents. In addition to being good at his job, he also genuinely enjoys helping people find their perfect home.

Buying a home? Click here to perform a full home search
Selling a home? Click here for a FREE Home Price Evaluation
Call us at (804) 218-3409 for a FREE home buying or selling consultation

Today we wanted you to get to know an important part of the Ryan Sanford Team: Luke Catron.

Luke is one of our buyer’s agents. He helps buyers throughout the entire home buying process from showing them homes, to putting them under contract, to getting them to closing.

Luke considers the interactions between all the team members to be one of the highlights of his tenure. In addition, he enjoys helping buyers find the perfect home for them.

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Luke enjoys helping buyers find their perfect home.

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An important part of his job that most people don’t know about is searching the MLS for all the listings. There are literally hundreds upon hundreds of listings out there, and buyer’s agents like him take the time to pick out the select few they think will best fit the buyers’ needs.

If you have any other questions about what Luke does as a buyer’s agent or anything else about the home buying process, give us a call or send us an email. We’d be happy to help you!

Meet Our Buyer’s Agent, Jo Lewis

ryansanford@remax.net (Ryan Sanford) — Mon, 3 Oct 2016 14:20:00 -0700

Today we’d like to introduce Jo Lewis, one of our buyer’s agents who helps represent Ray A. Williams Custom Homes. Jo works as a site agent and a buyer’s agent.

Buying a home? Click here to perform a full home search
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Call us at (804) 218-3409 for a FREE home buying or selling consultation

Today we’d like to introduce Jo Lewis, one of our buyer’s agents who helps represent Ray A. Williams Custom Homes. You can usually find Jo out in Hallsley managing one of the model homes, showing customers the models, or taking them out to different lots.

In addition to working as a site agent, Jo works with home buyers. She enjoys working with customers. Many times, she finds that customers have no idea what they want in a home when they come through the door. She truly believes that being your consultant is an amazing experience; in fact, it may be the best part of the job.

The main thing Jo wants you to know is that buyer’s agents are really here to help. “People feel like they can go online and search the internet. They look at Zillow or Realtor.com and think they can really get a customized experience,” Jo says. “The experience you get comes from the person that you’re working with.”

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The experience you get comes from the person you work with.

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While you may be able to get a lot of information from those websites and they will certainly help you in your home search, nothing beats the expertise of a person who has been in the market for a long time. When you are buying a home, it is better to go with someone you trust than to trust the internet.

You can reach Jo at 804-651-2600, Jo.RyanTheRealtor.net, or NewHome.Rva@gmail.com if you have any questions on model homes or the home search process.

As always, you can contact Charles Merrill, senior loan officer at Towne Bank Mortgage, with any lending questions you might have at 804-370-4577 or visit www.RVAHomeLoans.com.

We would be happy to help you with any of your real estate needs. We look forward to hearing from you!

Avoid the Classic Mistakes of First Time Buyers

ryansanford@remax.net (Ryan Sanford) — Mon, 23 May 2016 11:19:00 -0700

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There are a common set of mistakes made by first time home buyers. I wanted to give you some advice to avoid them when buying in Richmond.

The first thing to do is get pre-qualified for a loan. It's important because then you'll know what you can afford and what your payment will be. I also recommend dealing with a local lender; your real estate broker can recommend someone if you don't know of any. They should treat you fairly, get back to you quickly and meet closing dates.

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Use a qualified professional when inspecting your home.

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Secondly, don't fall blindly in love with a home because of decorations. Buyers can see well-staged homes and fall in love with the furnishings but overlook the practicality of the space. Keep in mind the expensive things like the age of the roof, water heater, and systems. See if the siding and windows are made with good materials.

I also see first time buyers get hesitant. They see a home and say they want to think about it. I tell people not to think about it because the person who saw it yesterday is thinking about putting in an offer today. If you like it, be prepared to act quickly. In this market, houses come off the market in a matter of days, and sometimes hours.

Next, always use a qualified professional when inspecting your home. Bring in specialists for things like chimneys or radon inspections. A professional home inspection lasts three to four hours, so don't trust your cousin, Randy, to do it in 30 minutes (even if he built houses at one time). Professionals are there to help you and protect you from problems down the road.

Another thing that gets overlooked is keeping resale value in mind. When you go to buy, you don't want to spend $300,000 and have the only $300,000 house in the neighborhood.

These are all important factors to keep in mind. If you have any questions for me at all, please don't hesitate to call or email me.

Are You Sabotaging Your Richmond Home Sale?

ryansanford@remax.net (Ryan Sanford) — Mon, 16 May 2016 09:53:00 -0700

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There are thousands of ways to sell a home, and there are thousands of ways to mess up a home sale. As we head into the spring and summer selling seasons, I’ll show you some things to avoid when you list your home.

Don’t set an unrealistic selling price. Buyers are savvy and they know when they’re getting a good deal or not.
Don’t sell your home without a licensed real estate agent. We can sell your home more quickly and at a higher price than you can. Selling a home is a full-time job, and we doubt you have the time to do it yourself. Call me and let me come out to view your property. We can make the necessary repairs that will bring top dollar for your home.

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An agent will sell your home more
quickly and for more money.

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After you’ve sold your home and you’re searching for a new one, it’s important to establish a good relationship with a lender. The market is very competitive right now and sellers will not even entertain your offer if you have not been pre-approved beforehand. I recommend speaking with Charles Merrill, our preferred Senior Loan Officer. If you have a letter of pre-approval in hand when you make an offer, you would be the equivalent of a cash buyer.

If you have any other questions about buying or selling in Richmond, please don’t hesitate to reach out to me!

Tips for the Competitive Richmond Market

ryansanford@remax.net (Ryan Sanford) — Mon, 9 May 2016 13:05:00 -0700

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As a home buyer in the competitive Richmond housing market, there a few things you can do to increase your likelihood of getting your offer accepted. You need a strong offer to compete in multiple offer situations.

First off, work with a Realtor. They understand the market, especially specific neighborhoods you’re interested in. They’re also tied to an official Code of Ethics. If you view a new construction home, you’ll encounter a site agent that’s an employee for that builder. They’re not bound by ethical standards to treat you honestly and fairly.

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Familiarize yourself with different areas by driving around to see what’s best for you and your family.

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Secondly, interview a couple different agents. Ask questions about their status as a full-time or part-time agent, their sales track record, how long they’ve been in business, and their availability on short notice. It’s not ideal to use your neighbor, friend, or relative that recently got licensed. Learning takes time and you want top talent.

Thirdly, get pre-approved. Know what you can afford and what your future payments will be. If you see that perfect home, you want to be able to put an offer in quickly.

Next, familiarize yourself with different areas by driving around to see what’s best for you and your family. Consult your Realtor. They can give guidance that helps save you some time, energy, and money.

When competing against multiple offers, my buyers always write personal letters to the seller. Most of the time, our buyers with lower offers get accepted because of this personalized touch.This note explains how much they love the home. Sometimes, buyers will even include a family photo.

If you have questions about buying or selling a home, or you have topic suggestions for future videos, please feel free to reach out to me.

What’s the Difference Between Us and Your Average Agent?

ryansanford@remax.net (Ryan Sanford) — Mon, 11 Apr 2016 13:53:00 -0700

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Today I want to talk about the difference between using the average agent and using an agent with The Ryan Sanford Team. Today we would like to share a few statistics that jump out to us, as well as some of the finer points of our business that makes us a great choice for your Richmond real estate needs.

Our team has been in business for over a decade, and we are in the top 1% of the over 5800 agents here in the Central Virginia area. Our listings sell in an average of only 28 days and they sell for an average of 99% of asking price.

What this means for you is that we have an arsenal of photographers, videographers, contractor, and more to help you get your home sold for the most amount of money possible.

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We are expert negotiators.

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We also pride ourselves in using technology in order to get your home the maximum amount of exposure online. We advertise on various social media sites, other websites, as well as on television.

Finally, we have extensive negotiating experience that helps us get top dollar for our homes. We are expert negotiators, and can walk you through the entire process to make sure your home sells for the most amount of money possible. Our strategy is what sets us apart.

If you have any questions for us, don’t hesitate to give us a call or send us an email. Come see for yourself why The Ryan Sanford Team is the best place for you to get your home sold.

Should You Trust the Information You Find on Zillow?

ryansanford@remax.net (Ryan Sanford) — Mon, 28 Mar 2016 11:32:00 -0700

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Zillow is immensely popular right now, as buyers and sellers alike typically start the real estate process by going to the website for information. But should you really trust everything you find on Zillow?

Zillow is very user-friendly and has some great information; the problem is it also has a lot of misinformation. For instance, they often have listings on their website that have expired or are under contract or sold. If you are serious about finding a home, you're wasting your time by looking through the listings on Zillow.

We have a fully updated and accurate Multiple Listing Service that is free for buyers to use. While Zillow has a lot of great features that make it fun to look at homes, they aren't held accountable for the listings on their site. Realtors, on the other hand, are fined for not updating information on the MLS!

For sellers, it's crucial to take the home evaluations, or Zestimates, with a grain of salt. Zestimates are typically off on the sales price by 5-15%. If you're trying to price your home or check out what is going on in your neighborhood, I highly recommend either getting an appraisal (which will cost you a couple hundred dollars) or use a real estate professional (which is free!).

Zillow is a fine website that offers certain great features. However, once you're starting to get serious about buying or selling, you need to reach out to an agent who will look out for your best interest. If you have any questions about this, or if you would like real estate assistance of any kind, please give us a call or shoot us an email. We're here to make your real estate experience as stress-free as possible!

What Questions Should You Ask When Buying in Richmond?

ryansanford@remax.net (Ryan Sanford) — Wed, 6 Jan 2016 10:54:00 -0800

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When looking at homes, there are a handful of important questions you need to ask before making a decision.

A good real estate agent will be able to do a preliminary, informal inspection of the main systems and foundational elements (HVAC system, roof, foundation, etc.) of the home for you and help you determine whether you definitely want to enter into a contract. Working with a true real estate professional with this knowledge base could save you from hiring a home inspector ($400+) only to find that the property has costly structural problems. A formal home inspection is crucial, but you don't want to pay for an inspection on a home you don't intend to buy!

When you're looking at homes, consider whether the home needs updates or repairs. Many people come to me looking to buy a foreclosure or distressed property in order to save a few bucks, but they don't realize that these properties often need a lot of work in order to be livable. You need to consider the amount of money it's going to take in order to ensure the investment is worth it.

If you have any questions about how to make the best possible real estate decisions, or if you need assistance of any kind, please don't hesitate to reach out to us. We would love to hear from you!

Our New Community in Richmond

ryansanford@remax.net (Ryan Sanford) — Tue, 29 Dec 2015 13:03:00 -0800

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Hallsley is an exciting new community in Richmond I’m working with. Here, I represent Ray A. Williams Custom Homes. These houses are all uniquely crafted. They're styled after old-fashioned 20's and 30's homes with architectural flair. The community has lots of amenities, including a zip line, children’s play village, clubhouse, and miles of walking trails.

Last year, over 103 homes were sold in Hallsley. Year to date, we’ve sold 137 homes. This year, we anticipate 150 sales or better. This is huge for us, since the price range begins at $400,000.

If you have any questions or would like more information, don’t hesitate to call or email us today!

Is Now a Good Time to Buy in Richmond?

ryansanford@remax.net (Ryan Sanford) — Thu, 10 Dec 2015 07:21:00 -0800

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A lot of my clients in Richmond have been asking me whether now is a good time to buy or sell real estate in Richmond. A lot of them have been asking about interest rates, and those are all very valid concerns.

Interest rates are currently sitting at 4% for a 30-year loan. If you waited six months when the rate was at 5% and you were borrowing $400,000, you would end up paying an extra $237 per month on your mortgage. That's just because of a 1% increase in rates!

I recommend that you lock in a low interest rate right now. This will give you the opportunity to save thousands of dollars over the lifetime of a loan. The longer you wait, the more your buying power will disappear.

If you need any help finding a good lender, please don't hesitate to contact me. I would be very happy to refer you to one!

The Market Today in Richmond

ryansanford@remax.net (Ryan Sanford) — Thu, 3 Dec 2015 08:46:00 -0800

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Currently, the Richmond real estate market favors sellers. Inventory, average days on the market, and foreclosures are low. We're experiencing more and more multiple offer scenarios. Although overpriced properties sit on the market for longer, appropriately priced properties are on the market for a less amount of time.

Interest rates are sitting at around 4%. I anticipate rates increasing this spring. If you’re on the fence about buying or selling a home, act now before interest rates rise. We hear a lot of clients say they want to wait until the spring to sell. However, I think it’s a good time to take advantage of rates while they are still low. Plus, there are more listings in the spring, which brings more competition to the seller.

Give us a call or email today! We’re happy to serve you and your real estate needs.