Four Reasons Why Selling a Condo is Different Than Selling a House

Listing a property requires experience, skill and finesse. From the initial marketing to the final price negotiations, everything needs to be tailored to the type of home being sold. However, because of their main differences, selling a condo versus selling a house is very different. 

Reason #1: The Homeowners Association or HOA
All condos come with some type of HOA, or homeowners association that handles the common areas like swimming pools, the exterior of the building, some insurance, and landscaping.  

However, all of this comes at a cost. The first is money; a HOA cannot operate or pay necessary expenses without charging residents a monthly fee. The second is freedom; most HOAs have rules called CC& R's that need to be followed.

When selling a condo, potential buyers will balance the costs of each HOA with the benefits.  When comparing the benefits to the cost, the value is very close.  If water is included in your HOA fee, the cost will be higher.  While the average San Diego County condo HOA fee without a pool or water included runs $275 to $350; with water and a pool, the fees run about $350 to $450.  However, downtown San Diego high rise condos have much higher HOA fees to cover the maintenance of the elevators, insurance, security, and the building itself in the $750 to $950 range. 

Reason #2: Real Estate Investors

When selling a condo, it's reasonable to expect a larger number of investors considering the property than when selling a house. After all, renting out condos is a big business.

As a result, selling a condo could mean a faster closing, a cash offer, or even competing bids if the condo is on prime property.  

Reason #3: The Type of Buyer

Different types of buyers look at a condo versus a house. For starters, condos are generally smaller, have a patio or small yard if any yard at all.  All exterior landscaping is handled professionally, and frequently come with amenities like a swimming pool or fitness center.

While a good majority of potential buyers with children would love a swimming pool with zero maintenance, they aren't willing to make the trade for a smaller space. This means that when selling a condo, potential buyers will generally be single adults, newly married couples, or retired professionals looking to downgrade to an easier property.

Reason #4: Location, Location, Location

Every real estate agent knows that one factor, above all others, is most important when selling a property: location. Being close to town versus far away from traffic, near downtown excitement versus in a quiet neighborhood, or near shopping centers versus on the edge of nowhere all come into play for a property's value and desirability.

Generally speaking, condos tend to be closer to urban areas, shopping, and entertainment. This also means that their price per square foot is frequently higher. As a result, owners looking to sell their condo should carefully consult with their real estate agent about the best way to market their property and a fair listing price.

15 Free Spring/Summer Events in San Diego County

Along with miles of natural coastline and sunshine for days, there are a number of street fairs, including the Santee Street Fair on May 26th, Santee Summer Concerts starting June 14th, Santee Fidofest June 9th  and

other cultural events taking place throughout the summer months. Here’s a glimpse of some other freebies:

1. Head to Lake Murray in La Mesa for free fly fishing lessons Sundays from 9 a.m. to noon. They also have free equipment for your use, but arrive early. sandiegoflyfishers.com

2. Seaport Village offers hours of free entertainment, leisurely strolling, window shopping and picturesque waterfront views.  Fly a kite in the nearby park, and watch passersby or catch the ships and yachts sailing on San Diego Bay. seaportvillage.com

3. Soak up international flavor at the House of Pacific Relations in Balboa Park with the International Cottages’ Lawn Programs. Held each Sunday from 2 to 3 p.m. throughout the summer, these free performances feature ethnic song and dance. 2191 Pan American Road W., San Diego. sdhpr.org

4. Enjoy free organ concerts June 26 to Aug. 28 during the International Summer Organ Festival on Monday evenings at Spreckels Organ Pavilion, Balboa Park, featuring the world’s largest outdoor pipe organ. Also enjoy the Organ Pavilion’s Twilight in the Park Summer Concerts on Tuesday, Wednesday and Thursday evenings from 6:30 to 7:30 p.m. June 19 through Aug. 30. balboapark.com

5. Visit the downtown Museum of Contemporary Art San Diego on the third Thursday of the month from 5 to 8 p.m., when admission is free. 1100 Kettner Blvd., between Broadway and B St., downtown. mcasd.org

6. Hike to Potato Chip Rock at Mt. Woodson Summit near Poway for some Instagram-worthy photos and views of the Pacific Ocean. Pack plenty of water, sunscreen and snacks. Dogs are welcome on the trail but must be on a leash. bit.ly/2twik7P

7. Cool down during those dog days of summer at Waterfront Park near the County Administration Center along the Embarcadero. This giant park features more then 830 feet of interactive fountains and a large grassy area perfect for picnicking or just relaxing.

8.  Stroll along downtown El Cajon to see the Cajon Classic Cruise Car Shows and enjoy the entertainment every Wednesday night weekly until October 28th.

9. Visit the Anza-Borrego Desert State Park in Borrego Springs and experience the natural beauty of San Diego’s desert region. The 600,000-acre park is the largest state park in the contiguous United States.

10. Hike along the bluffs of Torrey Pines State Reserve and enjoy the breathtaking views and indigenous plant life along the trails. torreypine.org

11. Catch a movie under the stars at Summer Movies in the Park held throughout San Diego County. You’re bound to catch one of your favorite flicks somewhere in the neighborhood. summermoviesinthepark.com

12. San Diego County is home to more than 500 species of birds.inaturalist.org Watch them in their natural habitats at one of the many wetland reserves, including the Santee Lakes, Tijuana Estuary, Sweetwater National Wildlife Refuge or the Famosa Slough in Point Loma.

13. Visit Mission Basilica San Diego de Alcala, California’s first Mission Church, founded in 1769 by Father Junipero Serra. missionsandiego.org

14. Ride along the Historic Highway 101 from Oceanside to La Jolla through a string of charming beach communities, with funky little shops housed in everything from Victorian homes to old 1950s gas stations.

15.  On May 19th, join the 5th annual celebration of the American Spirit  with various cultures and historical groups along with the celebration of the Armed Forces Day at the America on Main Street in El Cajon in downtown El Cajon.

Some of these written activities by Carolina Gusman in the Union Tribune May 13,2018. 

Written by 

Virginia Hall
Keller Williams Realty;
619-258-8585

Strategies for Remodeling Your Kitchen: Part 6

Flooring..Decisions...Decisions...

One of the hardest things to decide on was the flooring.  Wood flooring is definitely in and I love the look.  However, there are so many types of wood-like floorings.  So much to choose from...Hardwood.... Bamboo...Laminate Wood...Engineered...Tile...Linoleum...Vinyl.
While many of these look like wood, some are darker or lighter than others.  As well as some are more durable. I had ruled out laminate wood flooring because this wood flooring separates if liquids sit for any length of time on it.  I seen flooring buckling in front of a refrigerator and sinks.  Since we have an older dog, I was also concerned about her scratching the floor as well as accidents. 

Then there was hardwood flooring.  Hardwood flooring is more costly but can be refinished and doesn't delaminate.  And then there is engineered hardwood flooring, a better quality composite wood flooring that is supposed to hold up better to everyday living, pets and children, when compared to pergo or other less expensive laminates. 

Keeping the trends in mind, I finally narrowed it down to a ceramic tile that looked like wood. With a pet, I finally decided that this would be most practical.  Tile is easier to clean and maintain.  When we went to choose the tile, I was pleasantly surprised by the selection of tiles available that looked like wood.  They even came in 6"X36" planks.  So I had the best of both worlds.

However, even with tile, you must clean up the spills.  With prolonged leaks, water can seep into small cracks and breakdown the bond.  I have seen older tiles lift as a result of water leaks.

Flooring decisions can be challenging, so do your homework.  Visit the HGTV website to get an idea of the different kinds of flooring.  Consider all the options before making a decision. 

Written by
Virginia Hall
Keller Williams Realty
619-258-8585

Strategies for Remodeling Your Kitchen: Part 5

Counter Top Choices

After choosing the color scheme, next comes the counter tops.  You will want to keep your color scheme in mind when picking cabinets and counter tops.  If you choose light color cabinets, you may want to contrast with a darker counter top.  And vice versa, with dark cabinets a lighter counter top for the contrast.  

While we used the same color quartz on all of our counter tops and island, some people are changing it up with a different accent color on the island. 

While granite is in, we chose quartz because of less maintence and it is more durable.  Granite needs regular sealing to avoid scratches and damage, while quartz countertops are already sealed making them more user friendly.  Quartz is actually harder, nearly indestructable, compared to granite.  Quartz is not porous like granite making it a healthy choice since it is relatively bacteria-free.  However, you still need to use hot pads to protect both Granite and Quartz, because both can be damaged by excessive heat.  Price is about the same.  For more information about quartz vs. granite countertops, see this Forbes article from a geologist's perspective or the HGTV's website.

Your cabinet hardware is another choice of style and taste.  We chose a brushed nickle cup handle for the drawers and knobs for the cupboards to flow with the stainless steel appliances and faucet.  

Written by Virginia Hall
                 Keller Williams Realty
                 619-258-8585

Strategies for Remodeling Your Kitchen: Part 4

Color Scheme--Shades of Gray

Now that we had decided on a contractor, the next decision was the color scheme.

When a seller tells me he has been watching HGTV, I can't help but cringe.  I vividly remember walking into my client's home, not long after he had purchased it.  He had invited me over to see what he had done.  He had been "watching HGTV".  I was shocked by a bright yellow entry wall and an orange accent wall in the dining room.   All I could think of, is one day I would have to sell this home, and how was I going to break it to him, without insulting him, that he would need to repaint it the walls a more neutral color.   Thank goodness, his sister broke the news to him.   Leave it to family to be brutually honest.

While HGTV and other designers have some great ideas about vibrant colors in the kitchen, if you are preparing to sell your home you want to consider a more neutral palette that appeals to the majority of buyers.  Even though contrast is important when decorating, colors come and go each year, so choose a neutral color for most of your walls and then decorate with accent colors that can easily be changed or removed. 

When shades of gray (nothing to do with the book) came in a few years ago, I was thankful to finally see something I liked other than "realtor beige" that covered our walls.  With smaller rooms, you are best to use lighter colors.  Just like clothes, dark colors make rooms look smaller.  So that narrowed down the search to a light neutral gray color.

While a white vanilla tones could have been an option,  I had already done that before and wanted something different.  However, I was not crazy about all of the now popular tones of gray either.  So I searched for a shade that would be light and more neutral.  Some people recommend choosing a couple of color shades and then paint splotches on a wall and make the final selection from there.    However, I found that Pinterest had some paint colors already painted on walls that I loved. So I opted for a neutral light gray, Sherwin Williams' "Agreeable Grey" to contrast with the white kitchen cabinets we had chosen.   My husband's comment was "how could you say no to Agreeable Gray."

To help the house flow better, we used the Agreeable Gray not only in the kitchen and dining room but throughout the livingroom and hallways.  The stainless steel appliances, brushed nickle faucets and cabinet handles and light accents along with the white doors, windows, and crown molding contrasted nicely with the color.

  
Written by Virginia Hall
Keller Williams Realty
619.258.8585

Strategies for Remodeling Your Kitchen: Part 3

The Contractor

After setting our budget,  I contacted Dave Magown (619)820-7732 whom I had met at our local Santee Chamber of Commerce several years prior to this.  He had worked at Home Depot in kitchen remodeling design prior to opening his own business for a number of years.  Prior to hiring Dave, I checked his Contractor's License just to make sure that there hadn't been any issues on his contractor's license.

Referrals from friends and family are a good source for  Remodel Contractors.  But always check the contractor license website for any issues.  The license insures that they are accountable and liable.  Also make sure that they carry liability and worker's comp insurance.

Then we began the process of designing the kitchen.  Dave met with us at our home to discuss how we wanted the kitchen to be laid out.

Then we met at his show room to choose cabinets and counter tops.  Once we had decided on what we were putting in, then we met at our house to go over the process and time frames, included in the contract.  Time frames are very important, especially when near a holiday.  On average remodels take 4-10 weeks.    Also included in the contract was the total cost, broken down into 5 payments planned  throughout the process. 

Once we had a basic floor plan, then we needed to pick out appliances, sink, and faucets to replace the dead dishwasher, leaking refrigerator
and faucet. The measurements for all of these items were necessary to move forward.

Once the cabinets were near completion, the time had come to begin demolition.  Once we started, it was important to know what time the workers plan to show up and leave.  The demolition and cabinet crew would show up consistently at 8am and the flooring workers at 9:30am.  Good to know for your schedule.  Stress that it is important that if they are NOT going to show up, that they would let you know the day before.  That way you can plan your day.

While your kitchen is being updated, you need to plan on where you will set up a temporary kitchen, i.e. in your garage, another room or on your patio, somewhere where you have water and ample electricity.

Also make a plan for your pets.  Introduce them to the workers and help them stay calm through the loud banging and noises and temporary displacement.

Then let the chaos begin.

Written by Virginia Hall
Keller Williams Realty
                                                                619.258.8585

. 

Strategies for Remodeling Your Kitchen: Part 2

Now that I knew it was time for a Kitchen Remodel, as established in Part 1, the next step is to establish  a budget.

Budget

As a realtor, I have seen many updated kitchen and know the value of it when selling a home.  This is often the center of the home and people highly value updated kitchens and bathrooms.  But you need to consider your budget.

According to  Cost-vs-Value kitchen remodels can cost anywhere from $23,695 to $69,723 depending on the amount of work needed.   However, again if you are moving in the near future you will want to keep in mind that a minor kitchen remodel nets almost 96% of the cost and a major kitchen remodel only nets 75.1% of what was spent.   On the other hand, if you plan to remain in your home and enjoy the updates for a while, then you can add those special personal touches that can add up.  Otherwise, you want to research options for updating without gutting the kitchen, such as refacing cabinet doors, replacing only counter tops, removing ceiling mounted cabinets, paint versus expensive back splashes, reusing matching appliances that are only a few years old versus new, etc.  This is when a realtor and/or a kitchen contractor can help advise you.

One thing to keep in mind for your budget is to add 20% for additional change orders.  As the contractor begins to peel away things, your plans may change.   You may find that you need to add an electrical plug, add a gas line behind a wall, replace recessed lighting, etc.   Best to project extra these potential extra costs in the budget, so you don't find yourself short and unable to do the extra things you needed done while the opportunity presents itself.

The contractor will expect about 25%-30% upfront to buy materials and as the job progresses, they will expect partial payments and then a final payment at the end.  This should all be outlined in the contract.

Written by Virginia Hall
Keller Williams Realty
619.258.8585

Strategies for Remodeling Your Kitchen: Part 1

While I have always been a "fix-it" person and over the years had replaced several of the original kitchen parts in my Santee home, I found that everything seemed to be going out all at once.   It felt like a mutiny of the kitchen.  The dishwasher stopped working, the refrigerator occasionly leaked, the garbage disposal growled and moaned, and the oven temperature wasn't correct, as well as the weathered, separating cupboard doors that had survived 4 active sons.  However, the final blow, that pushed me over the edge, was when my sink faucet developed a couple of pin hole leaks from the inside out, spraying me in the face. 

No problem. My son, who is a plumber, could replace the faucet and help me squeeze a little more life out of it, or so I thought.  However, when he looked under my "life-time" sink, he broke the news that it had started rusting underneathe and that the whole sink would have to be replaced.  When I thought about replacing the sink, I had a vision of tiles cracking across the counter in a chain reaction.  It was time! 

So I duct taped the pin hole leaks, and began to do my research.  Besides looking at new housing developments, I scoured Better Homes and Gardens, San Diego Magazine, and Pinterest.  I found lots of beautiful options.  I wanted a kitchen that would be practical, modern and at the same time reasonably priced.  I began taking photos of kitchens that I liked, researching counter top materials, cupboards, and flooring.  With so many choices, I had to figure out what would work for my husband and I.  In the next 8 blogs, I will show you the before and after, going over the kitchen remodel, things to think about and consider:

    1. Budget
    2. Contractor
    3. Color scheme
    4. Counter Tops
    5. Flooring
    6. Cabinets and Hardware
    7. Sink
    8. Faucet

Written by Virginia Hall
                   Keller Williams Realty
                   (619) 258-8585

Twelve Reasons Why Not to be a For Sale By Owner

Considering listing your home for sale, but wondering why use a Realtor when homes are selling so quickly? Why pay someone a lot of commission, when it seems so easy?  Here are 12 good reasons why not to sell your own home:


1. Personal Safety When you open your doors to strangers, you don't know who you are letting in the door. It could be a criminal scoping out your home for valuables or a predator planning to harm you. When buyers come with Realtors, they have normally been screened.
2. Buyers Who Shop "for Sale by Owners" Want to Save Money Most Homeowners who sell their own house sell them at 15% less than if they had used a Realtor.
3. Pricing Property Incorrectly Pricing properties is a science and an art. No one wants to give away their home, but at the same time if you price the home too high, it can increase the market time or lose a sale.
4. Screening Potential Buyers Often time is wasted on unqualified buyers. Sellers have difficulty getting the buyer's confidential information. Escrows tend to fall out at the last minute due to problems that crop up in escrow, that could have been discovered earlier.
5. Disclosure Duties Sellers are required to make all mandated disclosures without an agent to assist them.
6. No Representative for Negotiations The seller is vulnerable when dealing directly with the buyer. Emotions can get in the way of making good decisions and negotiating in your own best interest.
7. Appraisal Problems No one assists the appraiser to get the highest value.
8. Lack of Exposure and Longer Market Times Listing a property for sale with a quality Realtor exposes a property to thousands of real estate agents and their prospective buyers. With less exposure, comes longer marketing time.
9. Lack of Legal Assistance and Experience Most large brokerages have retained experienced real estate attorneys available to consult on challenging situations.
10. Advertising and Marketing The Seller is burdened with getting photos and advertising their home. Where do you begin?
11. Inconvenience and Time Consumption How valuable is your time? Are you available to answer calls and show the property during the week?
12. Quality and Savings of Support Services Selection of escrow, title, termite and other inspections' can be difficult for individuals to organize at reasonable rates.

For more Seller Tips see Sellers.

Written by
Virginia Hall
Keller Williams Realty
(619)258-8585

September 2017 Santee Home Prices Up

September 2017 Santee California Home Prices are out from Corelogic.   53 detached resale houses sold with prices up +9.9% (median price $503,000) and 21 Condos down a bit -6.8%(median price $345,000) from a year ago. There are 42 houses and 23 Condos actively on the market. 

Lots of reasons to sell in the fall: 

• Fewer houses on Market
• Serious, highly qualified buyers already looking
• Buyers want to be in before Christmas, before the end of the year
• Decorating for the holidays helps with showings 

For more information about selling your home visit Sellers on Virginia Hall.com.

Virginia Hall 

Keller Williams Realty

619.258.8585

Virginia@VirginiaHall.com

5 Tips to Successfully Navigating Multiple Offers

In the present Sellers' Market, if you price a property properly and it shows well, multiple offers are common. Here are tips to navigate those offers to get to the highest and best.

1.  Don't take the first offer you get.  Set a date to review offers and ask for the loan preapproval,  proof of funds and information about the buyers up front.  Usually a week is plenty of time to get the best offers with the most motivated buyers.  It can be noted in the listing.  This way you don't have buyers and agents panicked to get in and making impulsive decisions that they may regret later.

2.  Highest Offer isn't Always the Best.  When reviewing offers, consider the type of loans versus cash.  While buyers with VA or FHA loans may offer the highest offers, even above the asking price, remember if the appraisal comes in lower than the inflated purchase price, you may have to lower the price to match the appraisal since these buyers don't have a lot of cash reserves.   While buyers don't like to show you that they have lot of cash, you will want to look at the cash reserves if they are trying to outbid other buyers.   Strong cash offers can be the best.  They do not have to have an appraisal contingency and can close quicker.

3.  Increased Good Faith Deposit.  While the typical good faith deposit is 1%, some buyers are putting down more.  However, they don't take any risk of losing any of it, and at the most 3%,  unless they back out after releasing all of their contingencies in writing.  So the money that a buyer puts down in good faith shows motivation.

4.   Shorter Contingencies Time Frames.  Look for the shorter contingency time frames.  The motivated buyers can definitely shorten up their physical inspection periods.  Appraisal can be ordered within the first week.  With a full preapproval, loan contingencies can be shorten to 17 days.

5. Other Terms to Consider.   While having the sellers moved at the close of escrow is always best, sellers often need  more time to close up their old house before moving to the new one.    So a buyer may want to consider being open to allowing the seller to remain in the house for a few extra days to move their equity to close up their new home.

For other Home Seller Tips see  Home Sellers Don't Burned

Virginia Hall
Keller Williams Realty
619.258.8585

10 Tips on Dog Etiquette When Buying or Selling a Home

by Medina James

Buying or selling a home can be quite an adventure. You’re facing a big, exciting change and there’s so much to think about. So much, in fact, that it’s easy to get lost in the excitement and forget about the needs of your pet. This guide to dog etiquette when buying or selling a home will help give you peace of mind about your pup during the process.  

Buying 

It’s really happening, you’re buying a home! You’ve spent hours looking at homes online, making a checklist of all the things you want in your new home - a breakfast nook, a porch, a fenced backyard for the dog. Now it’s time to start getting out and looking at properties. If you’re like a lot of people then your dog is part of your family and it’s tempting to want to bring them along when looking at properties, but that’s not a good idea.  

Here are five tips on dog etiquette when buying a home:  

                For more information:  
                1. Visit ​rover.com​ to find a drop-in pet sitter in your area 
                2. Visit ​cesarsway.com​ for help with preparing your dog to socialize 
                3. Visit ​realtor.com​ to learn more about escrow 
                4. Visit ​hgtv.com​ for more information on open house etiquette 
                5. Visit ​ada.gov​ for more service-animal-related guidelines 

Selling 

When you’re selling a home, there is a lot to consider as a dog owner: What will you do with the dog during showings? What’s the best way to get rid of pet odors and other signs of a pet? Are you okay with potential buyers bringing a dog into your home?  

The guide below offers five tips to help you prepare: 

               For more information:  
               1. Visit ​rover.com​ to find a place to board your dog 
               2. Visit ​thebalance.com​ for expectations on scheduling showings 
               3. Visit ​bhg.com​ for other tips on decluttering 
               4. Visit ​getridofthings.com​ for advice on eliminating pet odors 
               5. Visit ​realtor.com​ to learn about other things to discuss with your realtor 

Buying or selling a home is so exciting! Armed with our guide to dog etiquette you’ll feel confident that your pet isn’t forgotten in the hubbub.