About Dan Krell

September 5, 2023September 5, 2023

Home sale gimmicks?

Over the past fifteen or so years I’ve written a few articles about home sale gimmicks. And not surprisingly, it’s another year with a new real estate gimmick. In the past I’ve explained and debunked the effects on a home sale of various ploys such as under-pricing, creating buzz, throwing the block party open house, etc, etc, etc. And yet it just doesn’t seem to end. Instead of being honest and straight forward with a solid common-sense strategy, some real estate agents are just good at devising ploys to entice unsuspecting home sellers to list with them.

This year’s shiny item is a nationwide “auction” site that is marketed to sell a home fast for more money. It is used in tandem with the MLS. This is how it works…

The home is listed as usual in the MLS with descriptions, photos and all the accoutrements. The home is simultaneously listed on the “auction” site. The MLS listing has the “list price.” Buyers and agents are redirected to the “auction” site for price and terms that are acceptable to the home seller. This gimmick strategy is sold as encouraging multiple offers on the home. Agents make their offers on the site. The seller chooses an offer and goes under contract.

This sounds like the old tried and true MLS home sale listing with extra steps!

I get it though. The old tried and true home sales model is boring. Post the listing in the MLS with your price and terms. Post terrific photos. Maybe even add a floorplan and a video. Possibly have an open house. And this year (2023), with the average days on market being seven, select one of the multiple offers you’ve received and ratify the contract.

Do gimmicks get your attention? Do you utter some oohs and aahs? But does it really make sense?

In my experience, most home sellers want to sell their home quick and for top dollar. Research into some home sale gimmicks have concluded that it could actually harm your sale by either getting a lower net price, longer time on market, or worse – a lower net price and a long time on market!

For a solid result, stick with the tried-and-true home sale experience. Don’t rely on gimmicks that promise activity on your listing, higher sale prices, etc. Work with an experienced licensed real estate agent who can present a comprehensive and coherent home sale marketing plan.

By Dan Krell
Copyright © 2023

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Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

August 23, 2023August 23, 2023

What’s your home buying strategy?

If you’re thinking about buying a home, you may be unaware of what awaits. Your expectation may not be exactly of what is really happening in today’s housing market. I understand that your beliefs and expectations are probably based on what you have read or heard. But the current housing statistics at face value don’t tell the story. It’s actually the cause of these stats that are telling and the force behind what is actually happening. Once you understand this, you can decide on your best home buying strategy.

First, let’s look at July’s housing statistics just published by the Maryland Association of Realtors (mdrealtor.org). Existing home sales decreased 22.6 percent from the same time last year. Homes that went under contract (Pending Home Sales) decreased about 8.3 percent from the same time last year. These home sale stats sound like what was being reported in the fall of 2007 (and you know what followed), especially since the forwarding looking stat Pending Home Sales decreased about 8.3 percent compared to the same time last year. At face value, you might conclude that such a huge reduction in home sales means that home buyers soured on the market (possibly because of the increase in mortgage rates you’re hearing about).

But home sale prices are increasing! The average home sale price increased about 3.2 percent compared to the same time last year, which is about $486,385.

So, what is happening?

New listings decreased about 34.5 percent compared to the same time last year! Active home sale inventory decreased about 35.7 percent compared to the same time last year! Basically, its supply and demand. When there is a shortage of a product when there is a demand, buyers bid up the price. The fierce home buyer competition is the reason why the median days on market for a home is only 7 days.

If you’re thinking that you can easily find your dream home and get a good deal, stop and do your due diligence. Know that you will be up against aggressive home buyers who are likely willing to bid up the price as well as waiving various contingencies to make their offer stand out.

What’s your home buying strategy strategy?

Before you go out and make an offer on home, take stock in what you bring to the table. Have you been pre-qualified for a mortgage? If you’re paying cash, is it liquid? Needing extended time to liquidate or bring funds from overseas is usually a non-starter for a home seller. Think about getting a pre-inspection so you know what you’re getting yourself into. Find a seasoned savvy real estate agent to help you navigate the market.

By Dan Krell
Copyright © 2023

January 21, 2023January 21, 2023

Whose Responsibility is it anyway?

When selling a home, the seller is obligated to provide a set of disclosures to the home buyer. The disclosures cover almost everything from home condition to local zoning compliance. Even common ownership community (condo/HOA) disclosures are incorporated into the home sale contract. However, buyers always have questions. Some questions are easily answered because they are about the physical property. However, some questions require a call to the county/city or the condo/HOA association for an answer. When the buyer or their agent poses a question that requires a call to the locality or condo/HOA association, whose responsibility is it to gather and provide those answers?

This is not a new issue, and buyer agents usually make the call themselves. But I recently received from a buyer agent asking about a condo listing I had. The agent asked specific questions about the possibility of the property being used as a rental. She asked also asked about general condo rules for rentals in the community. I told the buyer agent to call the condo association and ask them directly. Taken aback expecting an answer from me, she apologized saying she thought I was the listing agent. I confirmed that I was the listing agent and directed her to seek the answers directly from the condo association, because they would be from the source.

Some agents would have given her some information, whether it was accurate or not. To be honest, I did not know the answer, therefore I couldn’t provide her with the info. Even if I did know something about it, I still would have directed her to the condo association for the complete accurate answer.

Whose responsibility is it anyway?

Home buyers rely on the information when making buying decisions, and how much to offer. So, it goes without saying that home buyers want accurate information. That’s why most agree that it’s best practice to direct the buyer/agent to get answers from the source. This way they can make the best decision based on correct answers.

Whose Responsibility is it to verify information? Regardless of what information is provided (or not provided) on the sell disclosures, the home buyer should verify doing due diligence. The home buyer should confirm the accuracy of what is disclosed, as well as investigate any areas of concern. Although it’s easy to verify some information because of its public information availability, some information can only be obtained via a phone call or email to the locality where the house is located.

By Dan Krell
Copyright © 2023

January 11, 2023January 11, 2023

Make More Listing with an Agent

Should you hire a real estate agent when selling a home? During any recent sellers’ market, there are many home sellers who opt to sell their home “for sale by owner” (also known as FSBO). The recent sellers’ market is no exception. Many home sellers sold FSBO with the perception of saving money by not paying a real estate agent commission. But did they really save money? Can you make more listing with an agent?

Over forty years ago, it was theorized that technology would replace many service professionals. Over time, the prediction manifested. However, the exception has been real estate agents. The role of the real estate agent has and continues to evolve. Real estate agents continue to demonstrate their value, and provide a valuable service.

Seasoned real estate agents are sales and marketing specialists. Experienced agents understand the market and use home sale data to determine a price, as well as suggesting when to list your home. Professional agents can suggest how to prepare and present your home to attract potential home buyers.

Regardless, there are many home sellers who feel they are saving money by selling without an agent (including those who sell to investors). Nonetheless there’s a body of research that has demonstrated that hiring a seasoned professional real estate agent yields a higher sales price and shorter time on the market. And a recent study reveals that selling your home FSBO could actually cost you.

Can you make more listing with an agent ?

Research by Miller, Sanchez, Sklarz, and Vamosiu investigated price differentials in FSBO and agent listed home sales (Saving Real Estate Commissions at Any Price: Does Having a Real Estate Agent Influence the Sales Price of a Home?; Journal of Housing Research, 2021, vol 30, no 2). They point out that although MLS premiums are no longer a factor, the study indicated that FSBOs sold for significantly lower sale prices than agent listed home sales. However, the amount of price differential depends on the type of home and region.

If you’re planning a home sale. Hire a professional for a smooth transaction with little drama. However, if you’re leaning toward a FSBO sale, consider all the factors. Although it may seem easy to sell a home on your own, the idiom “the devil is in the details” holds true. Even in a sellers’ market, when home buyers are competing for homes, you could be losing out if you’re unable to procure, manage and negotiate multiple offers prudently.

By Dan Krell
Copyright © 2023

December 21, 2022December 21, 2022

Selling to a real estate investor

Needless to say, real estate investing has become popular again. Selling to a real estate investor was even embraced by tech companies that are called “iBuyers.” To get your attention, real estate investors post road signs, send direct mail, and inundate social media with a promise of getting cash for your home. But real estate investors are not all the same, and their intentions are not always fair: which begs the question “Should you sell your home directly to a real estate investor?”

Selling to a real estate investor

When most people think of a real estate investor, they think of someone who will renovate and resale the home. This is commonly called “flipping.” However, another type of flipping has become popular, where the investor, also known as a “wholesaler,” flips their purchase contract to another buyer (usually at a huge profit for them). Also, there are investors who buy and then keep the property to rent.

What’s the catch?

The typical lure from the real estate investor is a quick sale. Although many can close quickly, others not so much. The reality is that real estate investors offer the quick sale in lieu of a huge reduction in their sale price. After all, they never promised you top dollar. The truth remains that real estate investors pay a fraction of what you can likely sell your home on the MLS (and the irony is that the MLS buyer is likely to be to an investor).

What about the promise of cash? Although investors offer cash for your home, you won’t literally be getting cash at settlement. Rather, just like any real estate transaction, you’ll either get a check from the title company or a wire to your bank.

Many real estate investors tout “no Realtor fees.” Sounds good, right? Not so fast. Many real estate investors charge premiums and/or miscellaneous fees. Some make you pay their closing costs. In truth, your unexpected fees can exceed the average agent commission.

Real estate investors also promise “no contingencies.” However, many investors use a “study period” in lieu of specific contingencies for various reasons, including obtaining the funds to close. Wholesalers use the study period to find a “buyer” (usually another investor) for their contract (you may not have assurance that the assigned buyer has the ability to complete the purchase).

Due diligence

Before you sell directly to the real estate investor, consider your goals with the pros and cons. Due diligence on your part will help you obtain your goals. Don’t be afraid to approach a local real estate agent to understand the value of your home. Compare an investor sale to the MLS sale (which is typically getting your money a few weeks sooner for a fraction of the value). You should consult with an attorney to review the purchase contract to ensure you understand what you’re signing.

By Dan Krell
Copyright © 2022