The Sun Lakes Real Estate Video Blog with Ron Wagener

3 Open House Tips to Help You Sell Your Home

ronwagener1@gmail.com (Ron Wagener) — Tue, 12 Jul 2016 12:33:00 -0700

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I have three helpful tips to help you get your home ready for the all-important open house.

Depersonalize. When people come to your open house, they don’t want to see you, they want to see themselves. You have to remove all the stuff that looks like you. That means taking out any personal pictures, personal collections, religious mementos, or any other tableaux that might possibly distract them from imagining themselves living in that home.
Declutter. If you have too much stuff crowding the spaces in the house, this will also distract any prospective buyers from the house itself. So, again, remove any personalized collections. Also, take a look at your furniture. A good rule of thumb is to remove half of it and put it in the garage or anywhere that’s out of sight. And don’t forget about the outside of the home, either. You can declutter around the premises and give it a prettier makeover by raking away the leaves, pulling the weeds, and clearing all the nasty-looking spider webs.

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Remove anything that
might distract the buyer from
the home itself.

”
Deodorize. If you’ve got a dog or a cat, any odors left by them can prove to be a liability. Especially if anyone is allergic to them. I’ve had cases where people walked in the front door only to walk right back out because they smelled pet odor.

While we’re on the subject, it’s important for you to remember your own safety during your open house. Protect your identity and put away all your valuables (money, jewelry, checkbooks, drugs, medicine prescriptions, ect.) while strangers are walking through your property.

Remember, when you buy a house, you’re not just buying the house - you’re buying a lifestyle. If I can help you, give me a call or send me an email. Have a good day!

How Do You Avoid Common Mistakes When Buying a New Home?

ronwagener1@gmail.com (Ron Wagener) — Fri, 24 Jun 2016 11:49:00 -0700

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There are five steps you can take to avoid common mistakes when buying a new house:

Be realistic. Hedge your expectations properly. If you have, for example, a 4,000 sq. ft. home and are looking to move into a 1,500 sq ft home, you might not be able to fit your lifestyle in there if you’re used to the larger area. On the flipside, if you’re coming from a smaller level and looking to get a bigger home, your dreams and your pocketbook may not match. Don’t look at facts and figures through rose-colored glasses.
Fix your current home. If there are things to fix, make sure you fix them so that potential buyers looking at the home will see it at its best. You’ll save money in the long run by doing it yourself first rather than waiting for the buyer to ask for repairs to be done during negotiations.
Sell your current home before you buy a new one. I see this a lot. People get very excited about the idea of buying a new home. Often when they find the one they want, they go ahead and make an offer while their old home is still sitting there unsold. This means that if their offer is accepted, they could be stuck paying two mortgages simultaneously. Get a contract for your old home before you get a contract for your new one.

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Work closely with an
agent so they can help you
through all the steps.

”
Get pre-approved. If you’re serious about looking for a new home, you need to meet with a lender and get a pre-qualification form. It doesn’t cost anything or obligate you to something you don’t want to do. All it does is act as a guarantee that you can financially cover any offer you make. A seller will look more favorably on a buyer who has one than one who doesn’t.
Work closely with your agent. Between the lenders, title companies, agents, inspectors, etc., a lot of coordination goes into the homebuying process. The more people you involve, the more complicated it gets. The key thing is to find an agent you can deal with so they can help you through all the steps. It’s our job, after all.

Remember, you’re not just buying a house, you’re buying the amenities too. You’re buying a lifestyle. If I can be any further help, shoot me an email or give me a call.

How to Soften the Hard Water in the Valley

ronwagener1@gmail.com (Ron Wagener) — Fri, 27 May 2016 08:50:00 -0700

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Water hardness…what do we do with hard water in the valley. First, let’s take a look at where we get our water in the valley. Most of our water comes through underground wells or it comes down through canals from the northwest part of the state, the Colorado River. Water also comes from snow runoff in the higher mountains of Arizona and comes also down through canals to this area.

Once the water is here, if we need the water at that time it is treated and pumped out to the population. If the water is not needed at that time, the water is added to the aquifers under the Valley for future use. When this water is needed, it is then pumped out, treated, filtered and pumped to those that need it.

Since our water goes through so many points of contact, it can contain lots of impurities. That’s why we have hard water. Hard water comes from two different kinds of salts: calcium or magnesium. Because this hard water doesn't lather or clean well, it gets on clothes and can leave scum inside appliances. We can measure the water’s hardness a couple of ways.

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Hard water doesn't lather
or clean well.

”

How do we treat it? Consider water softener. It doesn't take any salts out, but instead, it changes the magnesium or calcium salts to sodium salt. Sodium salts don't create scum and clean better; they’re even better for hair.

Water can also be treated with a reverse osmosis system. This uses a membrane to filter out the salts to purify the water as much as possible. I consider reverse osmosis a better solution, because it actually removes the salts.

As always, please contact me with any questions you have. I’d be happy to help serve your local real estate needs!

How Ronald Wagener stood out as more helpful than any other realtor I have worked with.

ronwagener1@gmail.com (Ron Wagener) — Thu, 19 May 2016 13:53:00 -0700

“I had great results. He took me to a lot of houses, exactly what I wanted to see. He found houses, that I, well, as a matter of fact, I ended up buying two houses. I bought one and I backed out of it after the inspection. But, I bought the other one, he walked right through it with me. Never questions, not a problem. He was there all the time. I had to back out of the one, have a second inspection [for the second house] he dealt with the inspectors, and he did a good job, he got me a discount and got it all taken care of. I thought man, he was right there when the inspector was. I have bought and sold a lot of houses since 2000, I think I am on my 5th house. And, I think he has gone out of his way more so than other people I have employed.”

-Elizabeth Bradley

5 Questions to Consider Before Buying a Sun Lakes Home

ronwagener1@gmail.com (Ron Wagener) — Tue, 17 May 2016 11:05:00 -0700

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Finding the right home to move into is incredibly important. It’s where you live, eat, work, and play. Your home is your own little fortress, so finding the right one to fit your needs is paramount.

Below are some steps to follow so that you can avoid buying the wrong home:

Get pre-approved: Get your finances in order so that you know what you can afford. It’s much easier to look at homes when you have a set price range.
Determine what size and amenities would suit you: How big is your family? Are you expecting it to grow? What about a garage? Focus on things you absolutely must have (like bedrooms and storage space) and save other things for later (pools, fitness rooms).
Pay attention to location: Would you like to be close to the walking path or the lake? If you have young children, which school district do you prefer?

How are you going to use your home? Are you a chef? Or are you more inclined towards projects that might require an outdoor workshop? Think about how the home will or will not suit your needs and interests.
Consider the bones of the home: How is the structure? Does the home flow well? If you don’t like the flow or the arrangement of rooms, then you might want to look elsewhere because those aren’t easy changes to make down the road. If you’re willing to make updates, then you might have to do some tough thinking.

If you consider these five things, then you should find a home that is suited towards your current needs. You cannot fall in love with a home because it has a pool and a home theater, you have to think about your day-to-day life and how your home will accommodate that.

Please don’t hesitate to contact me if you are looking for a good home in the Sun Lakes area!

How Ron was impeccably honest and found the the best house for us.

ronwagener1@gmail.com (Ron Wagener) — Tue, 10 May 2016 16:22:00 -0700

“Ron not only sold us a house but he educated me. We didn't know exactly what we wanted in Arizona. And working with him, I was able to find out all about the market and different kinds of homes. He very politely dissuaded me from making a very big mistake. And so, I was just extremely pleased with the work Ron did for us.”

-Dennis Schulstad

How Can You Avoid Buying a Home with Serious Problems?

ronwagener1@gmail.com (Ron Wagener) — Wed, 27 Apr 2016 10:57:00 -0700

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If you find a home you really like, and you put earnest money down on it, is there any way to get your money back if you end up finding out something you don’t like about it? This is a question buyers ask us all the time, and the answer is yes!

Once your offer on a home has been accepted, you have a 10-day due diligence period. During that time, you have the opportunity to bring in an inspector to look for big problems, such as termites, roof leaks, plumbing issues, and a sinking foundation, among many other possible problems. You can hire as many inspectors to come in and take a look at the home as you want during this time!

During this 10-day period, no one else can make an offer on the home. This allows you to take your time and bring in whoever you feel is necessary to ensure the home is in great shape. You can back out of the transaction and get your money back if you find anything you don’t like during the inspection phase.

If an inspector finds defects with the home, but you still want to buy it, the next step is to make a list of the things that you want fixed. At the end of the 10 days, you need to fill out a form requesting those changes and give it to the seller. The seller then has five days to either fix everything that is requested, fix some things and have the buyers fix others, or choose not to fix anything and end negotiations.

You have a right to do your due diligence when buying, but you have to make an offer first. If you have any questions about this process, 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!

Sun Lakes Real Estate Market Update & Home Tour

ronwagener1@gmail.com (Ron Wagener) — Thu, 14 Apr 2016 09:03:00 -0700

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Today, I’m here in a one-story galleria for a home tour and quick update on the latest statistics for Sun Lakes real estate.

As of the end of March, there are 230 properties for sale. Of those, 200 are single-family homes, 8 are townhouses/villas, and 20 are mobile or manufactured homes. We have a little less than 10,000 homes total in Sun Lakes, and the number of homes for sale cycles up and down. We should see that number decline by the time folks leave for the summer.

When you look at the breakdown of homes for sale by communities, you’ll see that Oakwood has 72 properties for sale, Ironwood has 22 properties for sale, Palo Verde has 33, Cottonwood has 62, and Sun Lakes Country Club has 11.

Overall, Sun Lakes saw a 5% to 8% increase in home values over the last year. This isn’t as dramatic of an increase as some areas have seen. However, 5% to 8% is good, steady growth. The median sale price is $230,000, which also varies in different communities. For example, Oakwood has a median sales price of $305,000 while Cottonwood’s is $212,000. The average price per square foot in Sun Lakes is $139, which, again, varies in each community.

Now, this one-story galleria has 2 bedrooms and a 3 car garage. Listed at $330,000, this property is a great deal! It’s on a corner lot and features a library and two walk-in closets for the master suite.

If you have any questions about this property or our current market, give me a call or send me an email. I would be happy to help you!

Can You Back Out of a Contract When Buying in Sun Lakes?

ronwagener1@gmail.com (Ron Wagener) — Mon, 11 Apr 2016 09:21:00 -0700

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The question of the day is, “When can I back out of the contract if I change my mind?” I’ll go through each step of the closing process and let you know what to do.

Now, signing a contract on a home is a good step. Homes are selling quickly, and if you see something you like, you should absolutely make an offer and get a contract. Otherwise, you might lose the home.

Once the contract has been signed, your earnest money will be deposited in an escrow account, and a ten day due diligence period begins. You are responsible for getting all the information about the home. Have a home inspection and hire a termite guy to look at the property. Have professionals come in and check any appliances you’re confused about.

As you go through the due diligence period, fill out paperwork stating what you want done to the home. We send that list to the seller and try to negotiate. Sometimes the seller will be responsible for all of the repairs, sometimes they will only take care of a few repairs, and sometimes they won’t fix any repairs at all.

The seller has five days to respond. All told, you have 15 days to decide whether or not to go through with the transaction. At this point, if you decide not to continue, it’s all over and you get your money back. If there’s something you can’t live with in the property, it is absolutely fine to back out of the contract.

If you have any questions, give me a call or send me an email. I would be happy to help you!

Two Tips for Sun Lakes Buyers

ronwagener1@gmail.com (Ron Wagener) — Mon, 28 Mar 2016 09:56:00 -0700

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I have encountered the same two questions a few times lately, so I thought I would answer them today. Buyers want to know how long it takes to close on a property and whether or not they should pursue a home inspection.

When it comes to closing on a property, it depends on whether you are paying in cash or you need a loan. In general, closing takes about 30 to 45 days. If you’re applying for a loan, it can take longer because you have to hand in paperwork to the lender. Get everything to the lender right away to minimize your closing time.

Last fall, some changes took place to make the lending process smoother. However, the lenders that had trouble meeting deadlines then will still have problems meeting deadlines now. That said, the closing process should normally take 30 to 45 days.

As to whether or not you should get a home inspection, the answer is yes! The home inspector will alert you of any problems with the property and explain how much it will cost to fix those repairs. You’ll know about any issues before you close, so you can negotiate with the seller. The home inspection lets you know exactly what you’re getting into, and it’s well worth the couple hundred dollars that it costs.

I also recommend getting a termite inspection. Again, this could save you money in the long run.

If you have any other questions, just give me a call or send me an email. I would be happy to help you and answer any questions you might have related to real estate!

Sun Lakes Real Estate Market Update

ronwagener1@gmail.com (Ron Wagener) — Thu, 10 Mar 2016 10:07:00 -0800

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I had someone ask me if there are more homes on the market than usual. My clients have been saying that they have been seeing a lot more “for sale” signs in yards. This is part of a usual cycle that we see. A lot of homes come on the market in the early spring and summer.

So, yes, there are a lot of homes for sale right now, but this is nothing out of the ordinary. The real estate market gains a lot of speed in the spring because people usually move during this time of year. If you have been thinking of selling your home, now would be the best time to do so. Interest rates are very low, and this will cause a lot of extra buyers to come onto the market.

You have a chance to sell your home for top dollar if you act quickly right now. Please get in touch with me to see how we can plan a strategy to sell your home quickly and for more money than your average agent!

Sun Lakes Real Estate Market Update

ronwagener1@gmail.com (Ron Wagener) — Wed, 24 Feb 2016 09:03:00 -0800

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By the end of January, we had 220 properties listed for sale. Of those, 190 were single-family homes, 21 were manufactured or mobile homes, and 8 were townhouses.

Right now, $139 is the average price per square foot for all home types. That is a 4.5% increase since 2015. As of last week, the average list price is $284,742.

The highest priced house on the market now asks for $899,900. For townhouses, the highest price is $278,000 and the lowest is $189,000. For manufactured homes, the highest price is $194,900, and the lowest price is $92,000.

Where do we go from here? We know that right now, interest rates are historically low. The Fed increased rates by 0.25% at the end of 2015, and we can expect more quarter-point increases with each quarter.

Also, buyers right now are looking for turnkey homes. Older folks are coming into the market, and they don’t want to spend a lot of time fixing up a property. Resolve repairs inside your home before listing. Otherwise, it could sit there for awhile.

If you have any questions about today’s video, give us a call or send us an email. We would be happy to help you!

Know the True Value of Your Sun Lakes Home

ronwagener1@gmail.com (Ron Wagener) — Mon, 8 Feb 2016 11:22:00 -0800

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How accurate are the websites that give you home valuations? Trulia, Zillow, and Realtor.com all offer home values based on their different algorithims. You need to know the accurate value of your home if you are planning on selling. Home value is also important for long-term finances.

Recently, a client called and asked me about the value of her home. One website said her home was worth $360,000, and another site said her home was nearly worth $400,000. Which website was she supposed to believe?

I sat down with her, looked at her home, and compared her property to active listings in her area. Her home was worth $440,000. If she had listened to either website, she would have left tens of thousands of dollars on the table.

The key to home value is accuracy. If you still want to go to the website, you’re going to need three things: a horseshoe, a four-leaf clover, and a rabbit’s foot. That way, you’ll have all the luck you can get!

If you want an accurate valuation of your property, give me a call. I would be happy to help you!

How we helped a buyer by being there for them every step along the way

ronwagener1@gmail.com (Ron Wagener) — Wed, 27 Jan 2016 12:02:00 -0800

"I bought the one and only home that he had at an open house. I walked in and I bought it. I just know that he facilitated the whole paperwork, you know getting the people who did the inspection. I know he found someone, recommended someone to me for the fencing I needed that really made things much easier because I'm in a strict community where they have to go through an application process for the fence and he found somebody who was particularly good."

-Satisfied Home Buyer

How we helped Alan Grandbois by going above and beyond

ronwagener1@gmail.com (Ron Wagener) — Mon, 11 Jan 2016 13:47:00 -0800

"It was a very positive experience, he handled everything well. He kept hounding the place I hang my real estate license, to get them to send a form in, to complete the commission deal. But I had my license hanging in a small shop in Scottsdale and it’s all family owned so they don't get things done very fast, so he kept after them and he finally got them to send the form in. That completed the deal."

-Alan Grandbois

Our Advice on Making an Offer

ronwagener1@gmail.com (Ron Wagener) — Wed, 23 Dec 2015 07:39:00 -0800

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Should I make an offer on a new listing? It really depends on your situation.

If you’re an investor, it’s better to wait sixty to ninety days before making an offer. If it’s a reasonable price and something you like at that point, there is no reason to wait. Ensure your offer is fair, but don’t wait. Make a move!

Once the contract is approved, you have ten days to do your due diligence. This gives you some confidence and an opportunity to get everything done.

The bottom line: you probably shouldn’t wait.

If you have any questions about buying or selling, reach out to us today! We would love to hear from you!

The Importance of a Home Warranty!

ronwagener1@gmail.com (Ron Wagener) — Mon, 14 Dec 2015 08:33:00 -0800

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If you have a home insurance policy, why do you need a home warranty policy? The answer is simple: the home insurance policy and home warranty cover different things.

The home insurance policy covers the exterior of the home. If you have a fire or your roof gets damaged in a hailstorm, your home insurance will cover it.

However, a home warranty covers what's inside of the home, including appliances and HVAC systems.

If you sell your home, a home warranty gives the buyer confidence that the systems and appliances inside the home all work. When the warranty gets transferred to the buyers, they can rest assured that if something goes wrong during the first year, they're covered.

For instance, if you have a home warranty and your dishwasher breaks down, call the home warranty company. They will try to repair it, and if they cannot, they will replace the dishwasher or other broken appliance at no extra cost.

Therefore, it's important to have both the home warranty and the home insurance policy. If you have any questions, give us a call or send us an email. We look forward to hearing from you!

Are Home Prices Rising in Sun Lakes?

ronwagener1@gmail.com (Ron Wagener) — Tue, 24 Nov 2015 13:10:00 -0800

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We know right now that the market volume in Sun Lakes is up. We have more houses on the market right now than we have had in a while. We're in the middle of November, and we have approximately 150 homes on the market.

With the listing volume up, the average home price now stands at $235,000, which is up from $229,000 last year. That's an appreciation of 2.6%, which is very healthy. The average sale price in October actually fell by 7%, and this is due to a large amount of inventory on the market.

If you're looking to buy, now would be an excellent time to get into the market. There are lots of homes to choose from and interest rates are still sitting at historic lows. You have the opportunity to save thousands of dollars over the lifetime of your loan.

On a side note - the Cormorants have returned to the lakes! These birds are excellent fishers and we don't see them very often. They literally come in and clean out our lakes. In parts of Asia these birds have actually been trained to capture fish!

As always, please don't hesitate to contact me in regard to Sun Lakes real estate. I look forward to speaking with you!

How Should You Prepare Your Home for the Market?

ronwagener1@gmail.com (Ron Wagener) — Thu, 5 Nov 2015 08:24:00 -0800

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Today, Scott De Losa of 1st Insight Inspections joins me to cover the three things you should do to your home before putting it on the market. He's been in the industry for a while, so he's seen it all.

1. The roof: Have a professional roofer come out and take a look at the tiles or shingles on your roof. Many homeowners don't put any thought into the condition of their roof, so it's not a bad idea to have a professional come by and take a look at it.

2. Air filters for the AC: Make sure that your filters for returns for your air conditioning system aren't dirty. This might result in poor temperature splits in the system, which is very important in Arizona. Having a licensed professional come out and take a look at your system could save you a whole lot of trouble down the road.

3. Subterranean termites: These critters are predominant in all locations in Arizona. It doesn't matter how clean your house is because they come from the soil. Keep in mind that it's not a matter of if you'll get termites, it's a matter of when. It will only take a half hour to an hour for an inspection to be done, and once you know whether you've got termites you can take further action. Being proactive about termites will certainly impress potential buyers.

If you have any questions about these three things, you can reach Scott at (602) 625-6644 or Scott.1stInsight@gmail.com. Of course, if you need real estate assistance of any kind, we're always available to chat. We look forward to hearing from you soon!

Where Are We Seeing Improvement in Our Market?

ronwagener1@gmail.com (Ron Wagener) — Tue, 20 Oct 2015 13:37:00 -0700

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Today we are excited to share with you the latest news and statistics for the Sun Lakes real estate market. The first thing we want to talk about is inventory. Last month, we had 75 total single-family homes for sale here in Sun Lakes, a population of 10,000.

Right now, we have approximately 115 single-family homes available. This is quite a jump in inventory over the last few months. What does it mean for the buyers and sellers out there?

For sellers, it means that there is more competition for your home than there previously was. We have a lot more homes on the market than we did a month or two ago.

For buyers, interest rates are still very low, so it definitely makes sense to buy. The inventory increase will help soften prices a little bit, but you’ve got to be aggressive if you want to secure the best home possible.

This is a good market for both buyers and sellers in general. If you have any questions for us, feel free to give us a call or send us an email. We look forward to hearing from you!

What Should You Know About the Sun Lakes Area?

ronwagener1@gmail.com (Ron Wagener) — Mon, 5 Oct 2015 16:08:00 -0700

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Many people have asked us about Sun Lakes, so today we thought we would share some information with you.

Sun Lakes is a new development centered around, you guessed it, lakes. Construction on Phase 1, which is called Sun Lakes Country Club, has begun. Development of Cottonwood - Palo Verde, which is Phase 2, has also begun. Phase 3 is still developing as well, and it includes Ironwood and Oakwood.

Each of these communities has their own facilities: swimming pools, a club house, activities, fitness centers, golf, tennis, and many other things. Each community (Sun Lakes Country Club, Cottonwood - Palo Verde, and Ironwood - Oakwood) also has its own HOA.

These are very active communities with unique features. To get a better sense of everything going on here, we recommend taking a look at a magazine called The Splash. It's put out every month and can be accessed at www.SunLakesSplash.com.

If you have any questions about this community, or if you need real estate assistance of any kind, give us a call or shoot us an email at any time! We would love to hear from you.

Sun Lakes Real Estate Market Update

ronwagener1@gmail.com (Ron Wagener) — Mon, 31 Aug 2015 14:23:00 -0700

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A lot of people have been asking me if we're seeing a buyer's market or a seller's market here in the Sun Lakes area. Before I tell you what we're seeing, let me explain buyer's markets and seller's markets.

A buyer's market occurs when there are a lot of homes for sale. Buyers have a lot of homes to choose from, and they can get a good price on them if there are a lot of homes available.

A seller's market occurs when there are not a lot of homes for sale. When the supply of homes is low, the prices rise and competition from buyers stiffens. This gives the upper hand to home sellers and they can get very good prices for their homes.

Our market is currently favoring sellers, as we only have 4.5 months of inventory available on the market. There are less than 80 homes for sale out of the 10,000 homes in the Sun Lakes area.

If you're looking to sell your home, now is a great time to do so. There is much less competition from other sellers, and you can get top dollar if you price your home correctly and attract multiple buyers that are willing to fight over your property.

If you're buying, you will need to be quick and aggressive when you see a home that you like. It's still an incredible time to buy a home because interest rates are extremely low, but they won't stay this low forever.

Please contact me if you're looking to buy or sell a home in the Sun Lakes area. I look forward to speaking with you!