The times they are a-changin’, so embrace change! I just watched the Bob Dylan movie, A Complete Unknown. Those soul searching songs of that era were just what was needed to ignite some of the change that so desperatly craved. Nothing ever stays the same for long, and it isn’t supposed to. Change keeps us fresh and challenges us, and that’s what makes life more interesting to navigate. The smart thing is not to be afraid but to embrace it. Being an experienced Real Estate agent in Brunswick County at the same independently owned boutique agency in Southport for 10 years, I felt I had to up my game. Our local real estate arena is now so very competitive and ever evolving, and in order to best serve my clients, some change was necessary. After some soul searching and serious research, I made the choice to join Keller Williams, one of the most innovative and successful real estate companies in the world. The best thing about being a member of KW is having real time access to the latest up-to-date real estate facts and figures, as well as access to the latest tools in technology. They have ready and immediate support in place. Their mission of celebrating honesty, integrity, creativity, communication, and teamwork really rings true with my core values in how I choose to run my career. Their company-wide philanthropic commitment through programs like KWCares and organized Volunteer Days, venturing out into our communities to help renew, energize, and donate, strongly resonates with me.  I am inspired and very excited to guide my clients successfully through to the next chapter of their lives with my enhanced toolbox. I am here and ready to help you navigate those doors of change, even if we have to build some ourselves!

And you better start swimmin’
Or you’ll sink like a stone
For the times they are a-changin’

My new year’s resolution is to increase my Shop Local efforts here in downtown Southport.  It is a gift that keeps giving.

1. Jobs and Wages support, when you buy locally you are helping hire and retain employees (these are our friends and neighbors).
2. Stronger Tax Base, when we add more businesses, we strengthen our tax base. More dollars to contribute to our community infrastructure all benefitting our home values. 
3. Local  business owners invest in our community. They are owned by people who live and work  in our community, raising their families and investing in our community’s future. They support our churches, our schools, our organizations, enriching our way of life.
4. Discover Interesting Things and People. Southport is filled with one-of-a-kind shops and restaurants, an important part of what makes our city a great place to live.
5. Locally-Made Products. Many of business owners often sell locally made or locally sourced products, which helps preserve the community’s distinction and uniqueness.  Shop for a farm to table dinner without ever leaving downtown!

The holiday season from November through January is traditionally quoted as the worst time to put a home on the market. While the thought of selling your home during the winter months may dampen your holiday spirit, the season does have major advantages: holiday buyers tend to be more serious and competition is less fierce with fewer homes being actively marketed.  People tend to take time off work during the winter, and extended weekends like Veteran’s Day, Thanksgiving, and the New Year can be a convenient home shopping time.   Popular for the 2^nd home market in our area are buyers looking to purchase homes before the end of the year for tax purposes find holiday listings ideal. Our local Southport inventory has been depleted for most of this year and many out of area buyers are anxiously still waiting and watching online for that perfect home to come on the market, yes even with the higher interest rates.

1. Price it to sell. No matter what time of year, a home that’s priced low for the market will make buyers feel merry. Rather than gradually making small price reductions to move a house, start with a price to sell when putting a home on the market.
2. Take top-notch real estate photos. Today homebuyers are likely to start their house hunt from the comfort of their homes by browsing listings on the Internet. Make a good first impression with a realtor who only hires exceptional photographers who publish flattering, high-quality photos of your home. Include in the MLS listing, summer or spring photo of your home so buyers can see how it looks year-round.  Research your agent’s other listings online, be sure they are impressive looking enough for you.  Home pride shows and sells!
3. Consider an Office Exclusive listing.This is when someone doesn’t want the world (and perhaps your neighbors) knowing your home is for sale.  They do not want full exposure on the market.  Visible only to the listing agent’s office, other brokerages are not informed. The key here is selecting an agent who is in an office with well-connected local brokers who will receive and share the listing information. With a successful exclusive listing, the house may sell without endless showings and open houses disrupting the busy holiday schedule. There are no ‘days on market’ recorded on MLS. Worst case, if it doesn’t work, you can always list it traditionally and fresh on MLS in the New Year!
4. Relax — the New Year is just around the corner.
   The holidays are stressful enough with gifts to buy, dinners to prepare and relatives to entertain. Take a moment to remind yourself that if you don’t sell now, there’s always next year, which, luckily, is only a few months away.

Wishes for a Blessed Holiday Season to you all.

October 2022 Real Estate Blog #Marysgonecoastal

Selling a house to a buyer with a Mortgage? Then expect their lender to require a home appraisal. Lenders want to ensure the buyer isn’t overpaying for the home and do not want to lend out more money than the home is worth. A home appraisal is determined with an in-person analysis along with a comparative financial analysis to determine the current market value. Comps nearby that have sold within the last 60 days are most ideal because they will best reflect current market conditions. A qualified appraiser should be licensed or certified—as required in all 50 states—and be familiar with the local area. The appraiser should be informed of all special features and any recent updates to the home. Also, the appraiser should be aware of any pertinent information about the neighborhood that may impact the value of the house. Appraisers are required to remain impartial and objective. A cost for a typical, single-family home appraisal ranges from $500 to $600, though that can vary depending on several factors including the size of the home, the value of the property, condition of the property and the level of detail involved in the appraisal. The appraisal fee is typically paid by the homebuyer. The appraisal is usually ordered by the buyer’s mortgage lender. A professional appraiser’s fees are regulated in part by the Dodd–Frank Wall Street Reform and Consumer Protection Act and must be reasonable and customary for the geographic market. When the appraisal report is complete, it goes to the
lender—not the homeowner or home buyer. Under federal regulations, neither
the buyer nor the seller can choose the appraiser themselves. The lender is also
prohibited from having a relationship with the appraiser so that there is a fair,
unbiased valuation of the home.

Home appraisal timings are key to ensuring a timely close. Appraisals can take
longer than that estimated timeline under certain circumstances. When mortgage
rates are lower, as in the past few years, with refinancing occurring, appraisers
were significantly backed up. Also, a busy and active market can slow the
turnaround time. Under typical circumstances, generally plan on at least two
weeks from appraisal visit to report being produced. If needed, some Appraiser’s
can place a ‘rush’ on the report process for an additional fee. If the appraised value is about the same or more than the buyer’s offer, great news, and
congratulations. What if it comes in lower than buyer’s offer? ROAD BLOCK!
Buyer’s agent will have to renegotiate the sales price with the seller, or buyer may
have to make up the difference in cost to successfully close.
Realtors are trained to do real estate comps for their clients. A comparative
market analysis (CMA) is a process used to determine the market value of a
property. A CMA is a crucial tool for listing agents as they determine a sales price
for a property. It’s also a tool for buyer’s agents who are advising their clients to
make competitive offers. Using the most current MLS data along with the
specific house and locale information to create a comparable price suggestion.
This does not replace a professional appraisal. Zillow Zestimate uses a
computer algorithm that weighs different data points that go up and down
over a period of time thus known to be generic not specific. Using a local
Realtor with a personal understanding of the demographics and dynamics of
the community to negotiate pricing on that home is important. Once the
professional appraisal has been generated for the Lender on the property, they
are very difficult to challenge.

Another year with low inventory and consistent buyer demand, some sellers may be tempted to try to sell their homes on their own without using the services of an experienced local real estate professional.

If doing a For Sale by Owner (FSBO ) be prepared to deal with on your own :

• The buyer who wants the best deal possible
• The buyer’s agent who solely represents the best interests of the buyer
• Fewer showings, agents cannot approach FSBO’s without a buyer request and seller permission
• The buyer’s attorney
• The home inspection companies, which work for the buyer and will almost always find some kind of problems with the house that needs negotiation
• The termite company
• The buyer’s lender if the structure of the mortgage requires the sellers’ participation. The appraiser if there is a question of value
• The title company if there are challenges with certificates of occupancy (CO) or deed issues
• The buyer’s buyer in case there are challenges with the house your buyer is selling
• Looky Loos, people who check out houses for sale with no intention of buying and unqualified buyers

If doing a For Sale Using a “Virtual” agent be prepared to deal with on your own :

New trend is Hybrid services like Redfin or Clickit Realty, pay only for minimal services to list your house.

• Newer agents are utilized
• Inconsistent Services
• Hidden minimum fees
• MLS advertising errors and shortages due to lack of location knowledge and insights
• Pitching of add-on services
• Tedious paperwork required upfront
• Agents have multiple clients affecting any personal service attention and responsiveness

Problems occur after closing, a common fact. Even the smoothest transactions that close without complications can come back to haunt. Many questions can pop up that were overlooked in the excitement of closing. Good agents will stand by their transaction long past any closing, it is our professional obligation.
Without a qualified listing agent, sellers can go into home selling handicapped. Your local professionally trained Real Estate Agent’s goal is to get you top dollar for your house. If you don’t get paid, we don’t get paid. Our commissions may be negotiable and offset to serve the transaction best. This is your largest asset and you get what you pay for.

So please do your upfront research and enlist a Local Realtor with Integrity and Experience. If chosen as your agent, my services start with a Competitive Market Analysis, Quality and Highly Detailed Listing Photography, and Professional Home Measurement and Sketches. My Services end with…. Well my degree of personal assistance doesn’t end even after we turn over the keys. I am always here for you. References available on Zillow. https://www.zillow.com/profile/Mary%20Carneiro