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. 

5 Ways to Destroy a Home Loan Approval

When buying a home, you don't want to do the wrong things.  There are 5 key things that buyers should NEVER do until after the close of escrow:

1. Buy any Large Items (such as cars, appliances, computers, TV's, etc)  that require a credit check or a withdrawal from your bank account.   Credit checks can actually lower your credit score and a
drop in your verified funds can result in a loan denial.

2. Change Your Marital Status.   This could impact how you hold the title.

3.  Change Jobs.  Your loan may be denied due to a job change.   Lender may re-verify your credit and employment at the last minute.

4.  Switch Banks or Move Your Money to Another Institiution.  This can affect your loan approval.

5.  Paying off Existing Accounts unless your lender requests it.  If timely payments are made and kept below 50%, certain long standing revolving credit accounts can have a positive affect on your credit.  However, if your lender tells you to pay it off, follow their direction.

For more buyer tips, see Selecting the Best Home Buyer Representative and Search for Homes on Your Phone.

Virginia Hall
Keller Williams Realty
619.258.8585

Kitchen Design: Three Trends That You Need to Be Aware of Before You Renovate

Renovating your kitchen is an excellent way to improve its look, increase the value of your home and
appeal to a more diverse range of home buyers if you decide to sell.  However, a kitchen remodel can
easily cost $10,000 to $20,000 or more, which is why you want to make choices that you can live with.  Learning more about some of hottest trends can help you decide what you want and don't want in your kitchen.

Traditional Is Back
Trends come and go, but the classics remain constant. One of the hottest renovation trends is a more
traditional look. Homeowners today are no longer attached to trendy colors and modern designs; they
want homes that have a more traditional look and will retain that traditional look for years to come.
Experts predict a return to darker wood colors for cabinets, tables, counters and even floors. There are
also some reports that homeowners will use oil rubbed bronze and darker pulls and handles on cabinets and drawers as opposed to flashy and contemporary chrome accents. Other trends include rustic farmhouse tables, double porcelain sinks and natural stone counters.

Going Green
It's hard to go anywhere today without seeing or hearing about green decorating trends, and those
trends carry over into kitchens. Homeowners want products made from recycled materials and the
chance to "go green" at home. Adding a recycling center is just one of the hottest trends for the kitchen.  Designers also found that homeowners want counters and floors made from recycled or sustainable  materials. Bamboo is a sustainable construction material that works well in flooring applications.  Homeowners can also find counters made from old tires, soda bottles and other recycled goods.

Homeowners Want More Space
Ask anyone what they need in their homes, and the odds are good that many will say they need more
space. Recessed lighting is one trendy accent that adds more space and reduces the number of fixtures
and cords hanging down from the ceiling. Other ways to add more space include adding an island with storage to the center of the room and cutting down on the number of cabinets lining the walls.
There are a number of trendy ways that you can renovate and change your kitchen. Going green, adding more space and bringing in traditional elements are just a few of those ways. Talk with a real estate agent about other changes you can make that will add value to your kitchen.

Virginia Hall
Keller Williams Realty
(619)258-8585

Cost vs Value! 10 Top San Diego Area Home Improvements

Thinking about updating your home before selling?  You will want to consider the Cost of the improvement versus the actual increase in the sale value for San Diego area homes.     Here are the 2015 top 10 home improvement projects that pay back the highest value.    For every dollar you pay, how much will you get back on average.  See the online Remodeling full report. 

              Midrange Improvements              Cost vs. Value

1.     Siding Replacement (Vinyl)                     102.9%

 2.    Deck Addition (Wood)                                102.8%

 3.    Entry Door Replacement (Steel)                96.4%

 4.    Garage Door Replacement                          90.1%

  5.     Stone Veneer Accent                                    93.2%

   6.    Attic Bedroom Remodel                               82.0%

    7.     Entry Door Replacement (Fiberglass)      80.4%

    8.    Roofing Replacement                                    78.8%

     9.    Window Replacement (Vinyl or Wood)     78.4%

    10.   Minor Kitchen Remodel                                 77.8%

Before starting your home improvement projects, to prepare for selling a home, consult an experienced Realtor who can help guide you to avoid costly upgrades that might not add value to your home.   For more suggestions see 4 Tips Guaranteed to Sell Your Home.

Virginia Hall, CRS, ABR, CNE

Keller Williams Realty

(619)258-8585

New Santee/San Diego Castlerock Housing Development to Start Soon

Once the City of San Diego approves the grading, Pardee homes plans to begin construction during the first quarter of this year on the Castlerock housing development.  The master plan development (Map compliments of Castlerock Website) of approximately 430 single family homes will be located on the border of San Diego and Santee, across from West Hills High School at the base of the hillside north of Mast, just east of SR 52, between Medina Dr. and West Hills Parkway.    

The motto of the master planned community is “A Natural Environment to Live and Thrive”.   The homes will be located on an 18 acre parcel of the total 204 acres.   Each single home will be between 1,700 to 3,800 estimated square feet, and include energy efficient technology.   The architectural design elements will complement the Mission Trails design, capturing natural light and inland breezes.  There will be a tree lined entryway along Mast Boulevard with a public trail spanning the eastern edge connecting with Mission Trails Regional Park and Goodan Ranch to the north.   The development will include scenic multiuse trails, colorful drought tolerant landscaping, along with neighborhood parks.  Over 50% of the 204 acres is designated open space.  

For more information, visit the Castlerock website and watch their video tour.   Once the development is complete it will be annexed into the City of Santee, who will provide all of its public services.   

Virginia Hall  

619.258.8585 

Virginia@VirginiaHall.com.

Buying a New Car Can Sabatoge You Buying a New Home

It seems like buying a shiny new car and purchasing a home go together. Wrong!  Buying a car may feel like a necessity, but if you are planning to buy a home, wait until after.

Buying a big ticket item on credit before buying or refinancing a house can make the difference between qualifying and not.  It will ding your credit score, lowering it 40 to 60 points.  It will increase your debt-to-income (DTI) ratio, and may knock you out of the park.

According to Kenneth Harney, Nation's Housing, "auto debt accounted for 81% of the increase in non-mortgage debt a month mortgage holders over the past 4 years".

While buying a new car makes you feel financially successful, in reality owning a home is one of the best financial decision you can make. You have to have somewhere to live and the benefits of owning your home usually include tax deductions that you don't get with a car. 

Before buying a car, know that your DTI ratios are an important part of mortgage underwriting and are stricter and less flexible than they were a decade ago.   Keeping your DTI ratios below 45%, with a maximum 50% for FHA,  is important for obtaining a home loan.

So before buying a car or big ticket items on credit, consider what it will do to your DTI ratio and credit scores.  

Virginia Hall
Keller Williams Realty

The Monster in the Room: 4 Tips to Rid Your Home of Odors Before Putting it on the Market

Buying a home involves all your senses, including your sense of smell, which is one of strongest. Buyers want to smell clean or simple scents.  However, when a seller puts their home on the market, they have grown accustom to many of the stale odors that inhabit their homes. Telling someone that their home smells can be one of the hardest problems to address.

However, a 2013 Canadian Study showed that Smoking in the home can reduce the home value up to 29%.  Most odors arise from bacteria attaching themselves to walls, carpets, draperies, and ceilings.  Before putting your home on the market, here are 4 Tips to rid your home of odors:

• GENERALLY. Clean, Clean, Clean.  Identify the source of the odor and eliminate it.  Open windows.  Change air filters regularly.   Lemon peels in the garage disposal.  Simple scents, like fabric softeners between clothes.  Plug-in deodorizers on mild. Overwhelming fragrances can be just as pungent.  Do laundry often to avoid dirty clothes piling up.  You may want to invest in a air purifier or try a do-it-yourself nontoxic fogger like DynoFresh.   

• SMOKE.   While smoke attaches itself to almost everything, you will need to professionally clean all surfaces, drapes, walls, and paint with a sealing paint such as Kilzs.   Smokers need to smoke outside in an open area away from the house, and don't forget to empty ashtrays.   Some other tips can be found at 6 Tips to Get Rid of the Cigarette Smoke Smell.                                                               
• PET ODORS.  Bathe pets at least weekly while your home is for sale. Anywhere a pet sits needs to be cleaned.  Professionally shampoo the carpet and fabric furniture using a pet odor treatment. Clean the cat litter box and pick up dog mess daily using an air tight bags in the outside trash.  Throw out those old raggedy pet toys.                                                                       
• FOOD.  Empty trash every morning.  Avoid cooking strong-smelling foods such as fish, broccoli, garlic, etc.  Clean refrigerator out often.  Open a window and use the stove fan when cooking.     

The most important thing is to remember is that buyers want to smell CLEAN.  Breath new life into your home.  Get rid of the Monster in the room.