AmyBSells Team - Cincinnati Real Estate Blog

Amy March 24th, 2008

According to the National Association of Realtor’s, curb appeal sells 49% of all houses. The front of your property should be alluring enough so that a buyer and agent, driving by slowly, will actually want to stop his or her car, and get out to have a look. That is curb appeal.
Your property should also give the prospective buyer a feeling of confidence in the property. Risk is something that we all avoid when buying real estate. If the property looks like it needs improvement then that perception alone will introduce the idea of risk into the transaction. However, if the property is well cared for and has tasteful decor then the perception of risk is lessened. Simply, a nice house is worth more or will sell faster, given the market conditions.

It’s important to understand the difference between price and value. Price is the amount you are asking for the property. Value is the buyer’s perception and can be influenced by location (it’s 2 miles from my office!), features, condition and most importantly, comparison to similar homes on the market. While you can’t control all of these factors, Real Estate Opinion Expert Paul Bianchina shares some tips that, when properly attended to, can have a positive impact on value and significantly increases your chance of attracting qualified buyers more willing to pay closer to the asking price, and have your home sell in less time than competing homes on your street or in your area that could be on the market for 6 months to a year.

Some tips to achieve a positive impact on value are:

1. Perceived size impacts value, even more so than actual square footage. Open floor plans make a room feel bigger than larger spaces with smaller rooms. Showing property that is furniture free, or at reduced clutter, helps to make the space feel bigger.
2. Vacancy increases sale-ability. Property is easier to show and easier to sell, and quicker to take possession of when it is vacant at the time it is offered for sale. Evidence of problems to take possession of the property — such as encroachments, or tenants who won’t allow buyer tours — negatively impact value. Vacancy also helps the buyer walk through the property imagining ownership. Sellers should remove personal trinkets and family pictures as well as being conveniently absent during a buyer tour.
3. Cosmetics are important:
   • Fresh paint will always add more value than it costs.
   • Clean or new carpet/flooring adds more value than it costs.
   • Landscaping adds more value than it costs. At the very minimum, make the entrance area neat.
   • If you can, add some colorful flowers and new sod.
   • Staging your home with a professional is a great way to sell faster or for more money. Check out staging article and the difference it makes in totally vacant homes.
4. Take care of the obvious! The spot on the ceiling from the roof leak takes thousands of dollars from the perceived value and the offer price.
5. Condition affects value. Do a seller’s home inspection to identify and fix the problem BEFORE closing. No point holding up your check a few extra days; plus a failed buyer’s inspection could cost you the sale. Buyers will often bargain down your asking price to accommodate for property condition and repairs.
6. If you can, remodel/update the kitchen and master bathroom. These two areas have a big impact on home buying decisions. For a few hundred dollars some cosmetic upgrades can truly make a difference in the buyers perception of your home.
7. Strategic renovations impact value and your bottom line. Don’t spend more money to renovate the place than you can recapture in value on the sales price.
8. The AmyBSells Team can help you spend the right money in the right places. Sellers are not getting back 100% on their upgrades and added features in this market, so we want to be sure you are doing the repairs that make a difference (not the ones that don’t matter) and get your home SOLD faster and for the most money!

• Home Improvement , Housing Market , Improvements , Listing , Staging , Value
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Amy January 15th, 2008

As a responsible Realtor, and Accredited Buyers Representative (trained and experienced in hundreds of purchases) it is absolutely necessary for buyers to conduct a whole house inspection before purchasing a home. I have compiled a selection of frequently asked questions that my clients have and my commentary on each.

Having your future home and your largest investment inspected by a licensed inspector is an absolute must! As an Accredited Buyers Representative, I require all of my buyers to get a home inspection. The home inspection simply allows you to pay an independent inspector to inform you about the properties status or condition. Perhaps there are some maintenance items, or some mis-wired electrical outlets, or maybe the house needs a new roof, or the furnace is dead. You as the buyer need to know the condition of the property to move on to the next stage in the purchase. For your benefit, a whole house inspection is an essential part of the purchase of a home. This is so much the case, that if you decide not to inspect your largest investment, you must sign a waiver stating that I recommended this service and you denied the opportunity. That really says something!

Since the buyer wants to know the condition of the property he is buying, it is he who pays for his information/inspection. Inspections can run between 250 (small condo) to more than $500. I have seen the average around $350. They typically charge based on the sale price or size of the home. Not a bad price to pay considering you are about to make the single largest investment of your life to the tune of several hundred thousand dollars.

In my experience of working with some great inspectors, and as an ABR, I would suggest nothing less than a whole house inspection, and a termite inspection. The inspector will look at every system and component in the house, and do a termite inspection. The whole house inspector knows many things about typical issues, and many about complex issues. Every once in a while, the inspector will find a crack in the foundation that looks out of the norm, or some gross buckling in the roofing and suggest some ancillary inspections. For the foundation, we would call on a structural engineer, or the roof, a roofing contractor. But for the general inspection, the whole house inspector can evaluate the home 99% of the time and that will be all that is necessary. So, to start, choose a whole house inspection and a termite.

Termite inspections can be a requirement of the lender (depending on your loan), and thus a normal part of the process. In addition treatment for termites is around or under $1,000, so worth a $55 inspection in the event they are in the house we can ask the seller to have it treated. More on Termites and their treatments in another article.

Ancillary inspections like mold, radon or structural are all added expenses, increasing your costs $500, $120 and $400+ respectively and take between 3-20 days to complete. These are items that may be recommended by your inspector or Realtor based on evidence that they should be done. Visible mold on the walls, bowing in the walls of the basement, large cracks in the floors of the basement all lead to suggestion of ancillary inspections. If you are working with me, Amy Broghamer, my experience touring homes and other sales give me a solid back ground to help you identify any major issues while we are initially touring the home. I can spot potential major issues that may help reduce the chance that you will buy a house that will have a lot of inspection items noted. I can show you what to look for and when to know you have a great home that is worth making an offer on!

This question is simple. Ask Me! I work with very talented and knowledgeable inspectors. I work through more than 30 inspections a year, and know who is better than others, and who is going to be the most knowledgeable for your home. I recommend and use Kentucky inspectors for many reasons. Kentucky inspectors are LICENSED, which means they must keep their licenses current with continuing education, and follow a code of ethics set forth by the American Society of Home Inspectors. Using an ASHI inspector shows the seller that you have an inspector who knows what they are talking about and they have been trained.

See the Inspectors Code of Ethics here.

With so many new issues with homes it is good to know that your inspector has been in continuing education this year, and knows the latest on building trends and other inspection related issues. In the state of Ohio, there is no licensing requirement or continuing education required. I could decide to be in inspector tomorrow and inspect your home, without having training or knowledge of building codes and other inspection related skills. This is why I prefer to refer a few KY licensed inspectors to inspect your property. They work in Ohio about 50% or more of the time. The inspectors I recommend do more than 500 inspections in a year, which means they know what they are looking at, and have likely seen it before. With my referral, the will usually work you into the schedule faster and are often more in depth. They can suggest ways to fix issues and roughly estimate costs to do so.

I always recommend a good referral before you select an inspector. I have seen some poor inspections completed, and I know who is good! Also something to consider, if you call for an inspection and they are available that day or the next, why is no one else booking them? This is your largest investment, get a great inspector!

Since we are on the topic of great inspectors, check out AA Home Inspections website. Here they have an example report, with comments, photos with arrows and circles pointing to trouble areas, and you can see where everything gets inspected.

Having a thorough report with photos like this one, allows for better negotiation for you. Imagine if there were an issue with some flashing in the roof, causing leaking in the attic. The inspector would have photos of the roof and photos of water intrusion in the attic, with wet insulation proving with photos to the seller that this is a real issue that needs to be repaired by them ASAP. These photos and the professional report by a licensed professional give the issues more serious credibility and works to your advantage when remedying an issue that could cause you problems when you move in.

NOTE: Not all whole house inspectors take photos or include them in a report. The report is key, and it looking professional provides credibility to all parties involved.

With each inspector, you will find they have an agreement that you will sign. Here is a link to that agreement for AA Home Inspection.

http://www.aahomeinspection.net/Ohio_Indiana.pdf

In short, this document says that during this inspection process, we do the very best we can to completely inspect this property inside and out. We are limited to what we can see and get to inside the home and outside. They do the very best they can to give you the best idea of the condition of the property. There may be something that is not found during the inspection and later discovered after you move in. It is almost impossible to know every single intricacy of the house. All inspectors will have similar agreements.

During the inspection you are encouraged to be in attendance. The inspector will point out to you the things he has found in the home that need some attention, or he will teach you how to use a particular appliance or which way to turn the water on and off. As an ABR, I think it is important for me to attend your inspection as well. I will stop in towards the end to get the summary of any issues. This allows me to see and understand the things found so that I can effectively communicate and then show if necessary the listing agent the issues so that we can see eye to eye and get the issues resolved for you. You may also save some time by attending at the end for the summary tour as well. Inspections typically take around 3 hours, some longer, some shorter depending on the size of house. If you would like to do a virtual inspection, click here to see how things work at an inspection, and what inspectors look for in different areas of a home.

compliments of the AA Home Inspection website.

A home inspection is an in-depth visual examination of the physical structure and systems of a home. It is not an appraisal that tells you what the home is worth or a code compliance audit. If you are thinking of buying a home, condo, townhouse, or duplex, you should have it properly inspected before final purchase by an experienced and impartial inspector.

Why do I need a home inspection?

Purchasing a home will probably be the single largest investment you will ever make. You should know exactly what to expect, inside and out, in terms of repairs and maintenance. A fresh coat of paint could be hiding serious structural problems. Water marks on the ceiling, roof decking, or floor joists may indicate a chronic leakage problem or simply the result of a single incident. The home inspector interprets these and other clues, and then presents a professional and impartial opinion as to the condition of the property before you buy, so you can avoid any unpleasant surprises after the sale. Of course, a good home inspection will also point out any positive aspects of a home, such as: a new roof, new siding, and professionally installed pool or spa, to name a few.

Can I do a home inspection myself or have my friend help me?

Even the most knowledgeable home buyer or home owner lacks the expertise of a professional home inspector who has inspected hundreds or even thousands of homes in their career. An inspector is equally familiar with all the elements of home construction and the proper installation, maintenance, and interrelationship of these elements. Plus, most buyers find it hard to stay completely objective and unemotional about the home they are considering, possibly leading to a poor assessment. Even trained craftsmen, know that professionally inspecting a home is no simple task. Many wouldn’t consider doing an inspection for themselves, or even having one of their own employees do it for them, why should you?

No. A professional home inspection is simply an examination into the current condition of the prospective home. It is not an appraisal or a municipal code inspection. A home inspector will not pass or fail a house but rather, we describe its condition at that time and indicate which items will be in need of repair or replacement. This is when you call upon ME to help you appropriately negotiate repairs, price reductions or other consessions to make the results of the inspection worth it!

If the report is favorable, did I really need an inspection?

Definitely! Now you can have peace of mind in completing your home purchase, knowing the condition of the property and all its equipment and systems. You may have also learned a few things from the inspection and will want that for future reference.

AA Home Inspections answers this question as follows: We welcome you to read more out about our services, and then compare us to the competition. We’re sure that you will find that we are the best in the business; well-educated, professional, sincere, unbiased, fair, and thorough. Our inspections are a complete service, with no hidden charges. Our report format is easy to understand, easier to read (digital printout, no handwriting to decipher), and we include images with every report. We are not satisfied unless you’re satisfied, it’s that simple AND that’s our guarantee. All of these factors separate us from our competition, and continue to make us the preferred choice for home inspections!

• Buyers , Inspections , Listing
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Amy January 14th, 2008

Who said that Real Estate is slow during the Winter/Holidays???????

Certainly not ME!!! I stand behind my statement that I have told to countless sellers each fall - “The winter market is a GREAT time to SELL your home!” - and I mean SELL your home.

Imagine for a moment (don’t close your eyes because you need to read, but just imagine). It is cold out, November or December, a crisp 34 degrees in the air. It may be snowing or spitting at you as you walk along the streets, up slippery stairs (be careful!) to homes that are for sale; boots, scarves, gloves, umbrellas. Not the most desireable time to shop for a home. If you could choose what time of year to buy a home, I am sure it would be the Summer or Spring - it is pleasant, warm and full of life and fun!

Well wake up! It is the winter. No green, white and cold, and not a fun time to shop for a house. Why am I so glum? I am just trying to illustrate a point to you. WINTER BUYERS ARE NOT SHOPPING FOR HOMES IN 34 DEGREE WEATHER for FUN!!!! They are doing it because they HAVE TO! The most serious buyers are buying homes during the winter months. These months are between November-February. If they are out looking for a house, it is not a fun walk down the street on a warm Sunday afternoon, they are drudging through snow and holiday traffic to buy a home, and they will not leave without one!

Winter buyers are often more serious for a few reasons. First, most winter buyers have a job offer to start in January, or are given a job offer in the new year, in January. They must move quickly to find a house and begin their new jobs. Also, families with children are trying to get their kids in school for the second half of the year, to try to keep things normal for their kids.

So may sellers take their homes off of the market in November, anticipating a slow winter. I guess Realtors are suggesting this, or have so often in the past that this is what sellers just assume to be the case. Consider that you may want to sell your home, and it is May, you may be one of 30 homes in your area and price range for sale, because it is the “best time to sell.” Well consider that it is December, and you want to sell your home NOW. You may be one of 10 homes on the market through the holidays and winter. When these serious buyers come trudging through the snow to see your listing, you have a 1 in 10 chance of selling to that buyer who WILL buy because they HAVE to. Compare that to the May 1 in 30 chance of selling to someone who is just maybe considering buying and is out enjoying the weather. Which would give you a better chance of selling, May or December?

I AM NOT GOING ON RECORD saying that the winter is slow. In fact, I am so busy and it is great! This year, since December 15th, I have sold 4 of my listings and helped 3 buyers purchase their homes. That is 7 transactions in the last 30 days, those 30 days include Christmas Eve, Christmas Day, New Years Eve, New Years Day. All 4 of those holidays, I had showings on my listings, or I received or negotiated an offer. Realtors never have a holiday, and I am happy to work to help my clients sell or buy their homes on a holiday! It was a great Christmas gift and a great way to start the new year for many of my clients! Two of those 4 listings wound up in a multiple offer situation, providing more profit for the sellers.

Who said this was a slow market? NOT ME!

Last, year, in 2006, I had 5 closings occur between Thanksgiving and New Years! All 5 of them were relocating for a job, or had to get their kids in school for the second semester. The year before that in 2005, I had 5 closings occur in February, and those buyers all put in offers in the December and January time period.

I believe in the winter market!!! My advice to you today, if your Realtor says that the winter market will be slow and nothing sells, find a new Realtor, because you will never sell if that is the attitude. I work 12 months a year, with steady business all year long. If I have sellers, I am working to sell the house. Be sure you know if your Listing Realtor takes off the standard Realtor break of Nov-Jan. I promise you, that is the time when most agents are not working because they don’t think that anything is happening. That is great for me and for my sellers who get their homes SOLD because I work to get them SOLD in the WINTER!

There is still time to take advantage of the WINTER market!!! With my work ethic and support team, we can have your home ready for sale in days, and SOLD in an average of 35 days (Most Realtors listings stay on the market an average of 100+ days) I am ready to SELL your house!

If you are serious about selling, call me!

I look forward to selling your home in this winter market!

• Buyers , Listing , Pricing , Trends
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Amy August 28th, 2007

A 5 part series on what steps you need to take to make buying the perfect home easy

As you make the decision to buy your first or next home, the most important first step is to talk to your Realtor, so that I can get you set in a direction that makes the entire process simple for you and as easy as possible. You can read here what other people who were buying a home from me thought of my ability to make things easy for them.

From my perspective as an Accredited Buyers Representative, completely educated and experienced in representing Buyers in their home purchase, I feel that talking with a lender is the most important Step in the entire process. Your financing is the foundation of your home search, it defines what you can and will buy.

Our first of this 5 part series focuses on Financing for your home purchase.

It doesn’t matter if you have never purchased a home before, if you are buying your eighth home, or are preparing to buy a second home for yourself, you must understand where your financial boundaries are. This is a critical element to the entire rest of the process of purchasing a property.

You must talk to a reputable local lender to determine your debit to income ratio, your credit scores and your reserves. All of these and more factor into the loan that you qualify for. I can give you a few lenders names that I work with, who have proven over the years to be honest, reputable, creative and provide excellent service. Based on the type of property or loan you need, I will give you a few lenders.

As you may have heard from others, “A lender will always tell you that you qualify for a home 3 times more expensive than you would want to buy.” This is true with lenders who are not as focused as my select group of associates. I prefer to approach the loan approval dollar figure in a different way.

Loan Approval: pull credit and prove income confidentially with lender constitutes a loan approval, this is more official that a pre-qualification or pre approval

As a client of mine, I assume you have a monthly figure in mind that you are comfortable paying for your mortgage payment. This figure will include Principal, Interest, Taxes and Insurance for your loan, known as PITI. That dollar figure can then be shared with the lender, who will then work that monthly payment backwards to tell you what price range you need to stay within in order to keep your payment at or below that monthly dollar amount. From there, we can stay under a certain price range to keep you comfortable, or go above, as long as you make the decision that the higher price is worth the extra monthly cost to you.

This is one of the first items to discuss with the lender during your loan approval process. The lender asks a multitude of questions that can be answered in about a 20-30 minute conversation. It is important for you to understand that your conversation with these lenders is confidential. Your income, your debit all of that is not to be shared with me, your Realtor. The lender assesses your situation and only shares with me the types of loans you qualify for and how I can negotiate in the contract to get you the best financial terms possible. At no time am I privy to your credit scores, or income figures etc. This is important to me, that you are comfortable with me as your Realtor to sell you a home, I do not need to know that info, only what your price range is and the type of loan you are getting so I can help you capitalize on your negotiations.

See typical Pre Approval Questions here.

Once the lender has the info necessary, they can give you an idea of where your price range should fall. Once this has been determined, they can be prepared to write you a letter of  loan approval once we find a property that meets your needs.

A note about your loan approval letter. I find it most beneficial to the buyer to have a loan approval letter that does not provide the dollar amount that the buyer is qualified to buy. It is best to just simply state that the “buyer is qualified to purchase the property located at 123 Dream Street, Cincinnati, OH.� That way the sellers know you can purchase the property based on the listing price, not that you will pay list price. The local lenders that I work with all agree to this type of loan approval letter. Many out of town lenders will not do this as they do not have a relationship with me to agree to this type of letter, and thus they reduce your bargaining position with the seller during the contract negotiation.

This loan approval letter allows me to catapult into my illustrious Preferred Buyers Program! This program gives you priority service when scheduling showings and working to find your home. Having a loan approval is your ticket to a stronger contract and a smoother purchase process. So many times my clients were the winner in a multiple offer situation just because they had a loan approval and the other buyer did not. In strong markets or areas, loan approvals are required with an offer. As a listing agent myself, I will not allow my clients to agree to a contract without seeing a loan approval letter from a financial institution.

In the Preferred Buyers Program, loan approved buyers with local lenders are entered in to the MLS system to get daily updates on local listings that meet their criteria. If you want a 3 bedroom, 2 full bath 2 car garage in Hyde Park, Ohio, priced between 200-300K, then as a home that meets this criteria enters the market, or takes a price reduction, you will be notified immediately via email. This gives you up to the minute info on new listings and recent price reductions that relate to you and your needs. You may get 2 emails a day with new listings. From these MLS emails we will work to compile a list of homes that we can tour and get our feet wet. This gives you a little preview into the second part of the 5 part article, defining the type and location of your home.

It is further important to become loan approved so that we aren’t spinning our wheels in the wrong price range. If you start to see homes that are 100K more than you can afford, once we get you back down into the range that you are approved for, there will be a great deal of disappointment, taking the excitement right out of buying your home. If we look to low, then you don’t know what you are missing in a nicer neighborhood or school district. We can be precise and informed when you are loan approved making the entire process easier for you!

It is important for people who have recently become divorced to be loan approved as financial situations change a great deal and effect the price ranges more than you might realize.

It is important to become loan approved if you haven’t sold your home and plan to buy another before selling. Sometimes this is impossible and you must or want to sell first. It is best to know what you can and cannot do. Many people find out that they need to sell before they can buy in the price range they desire. Others find that they can buy without selling (although risky.)

It is important to become loan approved if you are considering buying a second property that you may not live in or live in part time. Rates are different for these property purchases, and many require higher down payments, so this could considerably affect your purchasing power for your second home.

Many people have no idea what their credit scores are and thus get a better or worse rate when they finally speak to a lender.

Now a little more on a local lender. It is absolutely KEY to the Preferred Buyers Program and your overall experience of purchasing a home to use a local lender in Cincinnati or Northern Kentucky. There are so many regional differences in tax and transfer laws, local traditions as they relate to who pays what in closing costs (See article on typical Closing Costs here), and which local title companies do the best job closing the loans that a local lender will ensure a smooth process. The lenders that I refer have proven themselves through experience with my clients to provide excellent knowledge and service for my clients. I ONLY recommend lenders who I have worked with before, who my clients have raved about, and who have provided the type of service to my clients that I give them myself. I have seen internet lenders fail to have the concern or attention to detail that my trusted local lenders do. I have seen out of state lenders and internet lenders fail to make sure their customer, the buyer, lock in on a rate in a timely fashion costing them thousands of dollars during the life of their loan. I have seen these out of town lenders fail to insist upon an appraisal to make sure the buyer isn’t paying more than the property is worth. I have seen out of town lenders not quote taxes correctly to the buyer and thus approved the buyer for the wrong purchase amount, based on a $300 a month tax bill. Once this was found, the buyer could no longer afford to buy the home that they had already negotiated and paid for a home inspection on etc. Wasting time and money of their “client”? The out of town lenders do not feel the obligation to service you well or get you a great deal or give you the benefit of the doubt like my local lenders do, because they will never see you or me again. My local network will guarantee excellent service, tireless attention to detail, direct contact numbers and communication with you and me, your Realtor. They know that if they don’t provide excellent service, they will not be hearing from me or my clients again. Local lenders will allow me to help you with the small details of the loan process while you are busy at work with more pressing issues. Choosing a local lender is the best possible decision you can make, and key in the home buying process.

The more informed we are at this first step, the foundation, of the Home Buying Process, the better the entire experience will be! I have proven this method time and time again, be the next to buy a home with me!

In my next article we will move on to the second key part of the Home Buying Process, defining the type and location of your home.

• Closing Documents , Financing , Lending , Listing , Pre-Approval , Sellers
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Amy August 14th, 2007

Ask St. Joseph to help you sell your house? Have you heard about how sellers are praying to St. Joseph to help them sell their homes? Here in heavily Catholic Cincinnati, Ohio, it is common practice for home sellers and many Realtors to employ the good works of St. Joseph to help sell Real Estate during this difficult buyers market.

Although this was not a chapter in my education towards becoming a Certified Residential Specialist, so many of my sellers have told me that they have buried St. Joseph and said their prayers to help me sell their Real Estate. A recent seller, who had had her home on the market for more than 6 months with another Realtor, then switched to work with me, buried the St. Joseph a few weeks after I committed to selling their home. It worked! They sold their house in just 34 days! I’d like to think my marketing and positioning helped, and they agreed, but did not think twice about getting extra help from St. Joseph.

Don’t know much about this catholic strategy to selling real estate? Read on to learn more. Perhaps this can aid you in your sales as well. If it doesn’t work immediately , give me a call and we will see if we can freshen up your listing with creative marketing to develop some new interest!

A history:
Saint Joseph is petitioned by many conservative Catholics as one who grants an easy death, but in the wider world of Catholic folk-magic, he is the Patron Saint of real estate matters and home sales. The reason given for this belief is that he was a carpenter who taught his step-son Jesus the carpentering trade, and he always saw to it that Jesus was well housed.

The custom of burying a statue of Saint Joseph upside down in the yard while one’s house is for sale goes back to the 1930’s in the United States.

The picture of Saint Joseph shown here is a detail from a typical holy card and shows the Saint at his carpenter’s work bench, holding the infant Jesus. On the work bench is a carpenter’s try-square and a wooden box plane; the bench is also outfitted with a vise. Saint Joseph holds a long stalk of Lily flowers in the crook of his left arm.

The following is the text of a real estate prayer to Saint Joseph:

PRAYER TO SAINT JOSEPH FOR SELLING A HOUSE
O, Saint Joseph,
you who taught our Lord
the carpenter’s trade,
and saw to it
that he was always properly housed,
hear my earnest plea.

I want you to help me now
as you helped your foster-child Jesus,
and as you have helped many others
in the matter of housing.

I wish to sell this [house/property]
quickly, easily, and profitably
and I implore you to grant my wish
by bringing me a good buyer,
one who is eager, compliant, and honest,
and by letting nothing impede the
rapid conclusion of the sale.

Dear Saint Joseph,
I know you would do this for me
out of the goodness of your heart
and in your own good time,
but my need is very great now
and so I must make you hurry
on my behalf.

Saint Joseph, I am going to place you
in a difficult position
with your head in darkness
and you will suffer as our Lord suffered,
until this [house/property] is sold.

Then, Saint Joseph, i swear
before the cross and God Almighty,
that i will redeem you
and you will receive my gratitude
and a place of honor in my home.

Amen.

Now take up the statue of Saint Joseph and dig a hole in your back yard. If there is no back yard, use the front yard. If there is no yard at all, dig a hole in a large potted plant. Bury the statue upside down, head downward, facing east, in the hole and cover it over.

When the property sells, you MUST dig up the statue, clean it, and carry it with you to your new home, where it should be kept in a place of honor.

Just last week, I buried St. Joseph at a property I am working very hard to sell! Along with a fresh marketing blitz, I thought that St. Joseph could help us see the sale through. If you or a friend are looking for a great home in Mt. Washington on a private cul-de-sac street, check out the photos of our latest St. Joseph sighting.

Links and Resources

• View photos of this home.
• Read more about this home.

• Listing , Sellers
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Amy August 14th, 2007

Wells Fargo offers Summer Buyers a 1% Rate Reduction now through the end of August 2007. Why would Wells Fargo do such a thing? They want YOU to BUY a home! Take advantage of this great rate reduction for one entire year and buy in this buyers market! Never before did investing in Real Estate become so easy.

Just this summer I have helped more than 15 home buyers, some first time buyers, purchase homes in this buyers market in Cincinnati, Ohio and its East Side urban areas of Hyde Park, Mt. Lookout, Oakley and Columbia Tusculum and several have taken advantage of this great rate reduction.

Have you been thinking about becoming a home owner and reducing your taxable income with the interest deductions of a mortgage? Don’t wait any longer, as the market and the 1% rate reduction may just pass you by.

There are so many motivated sellers in this market looking to sell their homes to buyers who are pre-approved with lenders. This is such a great time to buy your first home. I have several properties currently For Sale that are offering this 1% Rate reduction. This is the best time I can think of that buyers can get a break on their rate for a year, and buy homes that are aggressively priced to sell!

Sharon Natarus with Wells Fargo in Cincinnati Ohio is offering this special rate through August 31, 2007 to qualified candidates. Sharon can be reached directly at 513-587-3524 or emailed at Sharon.Natarus@wellsfargo.com. Learn more about Sharon’s extraordinary customer service and creative style here.

Looking for a home with a 1% rate reduction in the first time buyer price range? I just so happen to have several for sale, and the rate promotion will last through August 31st 2007.

I recently listed the cutest starter home in walking distance to Mt. Lookout Square. This home is located at 1015 Kinmont Avenue (map). It is an adorable cottage home and tree house atop the hill on Kinmont Avenue. The home can be entered from a private street behind the house providing easier entry, with no stairs necessary. The one car garage in the rear of the home, with a potential second parking spot to the left of the garage gives you plenty of space, so you never have to take the stairs! This home is adorable, with updated furnace, air conditioner, water heater and replacement windows, giving you, the new owner great efficiency!

The living room is so very charming, with 12 foot ceilings, a beautiful stone gas fireplace, the original architectural arched front door and screened door. The hardwoods gleam throughout the house. The decor is very neutral allowing you to be able to move right to this cottage today!

The kitchen has been remodeled, with new white cabinets, some with glass front, stainless steel fixtures, new lighting, updated counter tops, tumbled marble back-splash, ceramic tile floors and under cabinet lighting. The appliances are all newer and white, all included with the home. There is a step in pantry in the kitchen great for plenty of storage! The lower level is located off of the kitchen and provides great bright open space for laundry and workshop areas. The dining room is also just off of the Kitchen and the flow of this house is great for entertaining throughout the whole home!

There are two bedrooms in this home. Both rooms have hardwood floors and window blinds. Each with great closets. This room pictured is used as a study or guest bedroom and has beautiful wainscoting surrounding the perimeter, giving the room a stately feel, appropriate for a home based employee, or a very nice guest bedroom.

The Master Bedroom has such charm with the front windows and window box just outside. A large closet, and hardwood floors make it a great place to rest. The remodeled full bath is nestled between these two bedrooms, with new flooring, fixtures and glass doors for the shower/tub.

There is a rear entry to the home, with the white picket fence gate, the mailbox and the one car garage in the rear private street. The rear yard has a beautiful paver patio, and a great usable yard for picnics, entertaining or a great place for a doggie to run and play! We look forward to seeing you soon! Click here for a virtual tour of the home.

For more information or to schedule a private showing please contact me at 513-377-3637.

• Lending , Listing , Mount Lookout
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Amy August 12th, 2007

The new Columbia Square will be located at the corner of Delta Avenue and Columbia Parkway in the Heart of Columbia Tusculum and has a projected cost of $24 million dollars. There will be four total buildings that comprise Columbia Square. Three of these buildings will be located on the south east corner of Delta Avenue and Columbia Parkway, near the Precinct and the Junior League of Cincinnati, both of which will remain in their current buildings. The fourth building will be on the north west corner of the intersection. This project is planned to take almost 10 years to complete in two phases. This development projects are to add 160 full-time jobs to the Columbia Tusculum and Cincinnati Communities that surround it.From what we know in the community and on the Neyer Development Website , the City and Neyer are planning eight acres of mixed use office, residential and retail space. There will be 50,000 square feet of Class A office space, 25,000 square feet of retail shopping, and 60 Upscale residential units in two separate phases and 6-12 luxury town homes. The development will also include off street parking for shoppers, residents and employees.

This type of rebirth in the Columbia Tusculum area with retail and office space will create a greater demand for housing within walking distance to the development, thus boosting the already solid return on investment of Residential Real Estate in Columbia Tusculum. Now, like it’s neighbors of Hyde Park, Oakley and Mt. Lookout, Columbia Tusculum will join in the economic boost of having a square that residents can walk to. We have seen in the other bordering areas that the housing values are stronger when Residents have squares with dining, shopping and entertainment in walking distance. I will enjoy educating potential buyers of Real Estate in Columbia Tusculum of the great benefits of Columbia Square.

What are the current demographics of Columbia Tusculum?

Slightly more than 3,000 residents live within the one square mile of Columbia-Tusculum. The neighborhood has approximately 1,500 housing units and many families with young children.

What types of housing can I find in Columbia Tusculum?

Contemporary or historical, single families, condos or double-deckers, many of Columbia-Tusculum’s homes have a common element-their vibrant colors-straight out of a box of Crayola Pastels. The “Grand Old Painted Ladies” are Victorian gingerbread homes with 3, 4, 5 or even 8 different colors! Many of the area’s older homes are perfect opportunities for restoration with their ornamental front porches, hardwood floors, solid structures and high ceilings. Add mature trees, well-manicured lawns and rolling hills, and you’ve stirred up a recipe sure to charm even the most critical home shopper.

Want to buy a home in Columbia Tusculum before the prices SKYROCKET?

Contact Amy about finding a great painted lady!

• Columbia Tusculum , Listing , Value
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Amy August 12th, 2007

Attention: For Sale By Owners! Why People Are Afraid To Buy From You!

Many homeowners believe to maximize their home sale they should sell it themselves. At first glance, they feel selling a home is simple. Why should they pay a broker fee for something they could do themselves? In fact, 12% of all the homes sold last year were sold For Sale By Owner (FSBO).

However, close to half of the FSBO’s said that they would hire a professional next time they sold. Thirty percent said they were unhappy with the results they achieved by choosing FSBO. Why?

Many FSBO’s told us the time, paperwork and everyday responsibilities involved were not worth the amount of money they saved in commissions. For others, the financial savings were even more disappointing. By the time they figured the fees paid to consultants, inspectors, appraisers, title lawyers, escrow and loan officers, marketing, advertising, they would have been better off to have paid the broker’s fee that would have included many of these charges.

Selling a home requires an intimate understanding of the real estate market. If the property is priced too high, it will sit and develop a reputation for being a problem property. If the property is priced too low, you will cost yourself serious money. Some FSBO’s discovered that they lost money as a result of poor marketing decisions. In the final outcome, this far outweighed the commission they would have paid.

Before you decide to sell FSBO, consider these questions and weigh the consequences of assuming the responsibility versus employing a professional. A little time spent investigating now could pay off tenfold in the end.

Questions To Consider

Do I have the time, energy, know how, and ability to devote a full forced effort to sell my home?

One of the keys to selling your home effectively and profitably is complete accessibility. Many homes sit on the market much longer than necessary because the owner isn’t available to show the property or return phone calls within 3 hours. Realize that a certain amount of time each day is necessary to sell your home.

Am I prepared to deal with an onslaught of buyers who perceive FSBO’s as targets for “low ballingâ€??

Another challenge of selling a home is screening unqualified prospects and dealing with “low-ballers.� It often goes unnoticed that much time, effort and expertise is required to spot these people quickly. Settling for a “low ball� bid is usually worse than paying broker commissions. In addition, buyers looking for FSBO’s want to share in your savings, so they will often offer much less to share in the savings you are getting as a result of not paying a commission.

Am I offering financing options to the buyer? Am I prepared to answer questions about financing?

One of the keys to selling, whether it’s a home, a car… anything, is to have all the necessary information the prospective buyer needs and to offer them options. Think about the last time you purchased something of value, did you make a decision before you had “all your ducks in a rowâ€?? By offering financing options, you give the home buyer the ability to work on their terms. You’ll open up the possibility of selling your home quicker and more profitably. A professional real estate agent will have a complete team for you to profit from… lenders… title reps… inspection companies… they’ll be completely at your disposal.

Do I fully understand the legal ramifications and all the necessary steps required in selling a home?

Many home sales have been lost due to incomplete paperwork, lack of inspections or not meeting your state’s disclosure laws. Are you completely informed of all the steps necessary to sell real estate? If not, you may want to consider consulting with a professional.

Am I capable of handling the legal contracts, agreements and any disputes with buyers before or after the offer is presented?

Ask yourself: “Am I well-versed in legalese? Am I prepared to handle disputes with buyers?� To avoid any disputes, it is wise to put all negotiations and agreements in writing. Many home sales have been lost due to misinterpretation of what was negotiated.

Have I contacted the necessary professionals… title, inspector (home and pest), attorney, and escrow company?

Are you familiar with top inspectors and escrow companies? Don’t randomly select inspectors, attorneys, and title reps. Like any profession, there are inadequate individuals who will slow, delay and possibly even cost you the transaction. Be careful!

My hope with this report has been to educate you and help you avoid the pitfalls many FSBO’s go through. I hope you found the idea’s valuable and if there is ever any way I can be of service to you or anyone you care about, please contact me Amy Broghamer at 513-377-3637.

• Buyers , Closing , Closing Documents , FSBO , Inspections , Listing , Pre-Approval , Pricing , Real Estate Law
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Amy January 28th, 2007

Every time I sit at a dining room table with a potential client, the main topic of discussion is always pricing. As a Certified Residential Specialist, I have learned and employed about three methods of determining price on a regular basis. Being a specialist in the Hyde Park and surrounding areas, I have a strong pulse on the local market.

I have accurately priced so many local homes, that I have sold them in hours, days and weeks, versus other agents who look at months and years. It is not uncommon for one of my listings to sell in less than a week if I can work with my sellers to understand how the home needs to be priced. More than 6 times in the last year, my listings have sold the day they were put on the market, and I have been involved in many multiple offer situations, all pointing to fair market pricing of my listings.

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• Listing , Pricing , Sellers
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