DIY and How to get to your personal home decor style

So, I opened my email after a long weekend to find probably ten versions of (basically) the same “Weekly Inspiration” email from Better Homes and Gardens- and I was immediately engrossed in DIY tips for around the house! What was most interesting was their article “21 tips for using wall paper”- anywhere EXCEPT the walls! Using your favorite wallpapers to cover the top of a scarred end table, framing bold patterns and using it for art pieces, covering those huge monogram letters from the craft stores, on the backing of a bookcase for a pop of interesting and, a personal favorite, putting it on the front of the stair risers to have a little fun.

All of these ideas got me thinking- Why should we stick to “the norm” when decorating our spaces? Your style should convey your personality, whether it’s your clothes or your home/office decorations! Also, why would you spend tons of money on new items when, with a little bit of planning and elbow grease, you can dress up used items for much less money?

Here are a few of my favorite (and I think very simple) ways to “upcycle” everyday items for your home:
1) Plates and mugs- go to the local thrift store or Goodwill and buy some mismatched serving plates (or if you are a coffee drinker, some mugs) and write on them with a sharpie! You can write quotes, bible verses, your kids names, draw pictures- anything that you can think of that makes you smile- and when you’re done, pop them in the oven (google the specific directions) and it’s as good as glazing them! Display these pieces in your kitchen or dining area or actually use them to serve from- it makes eating and drinking just a little more interesting!
2) While you’re at the thrift store, find some outdated or mismatched lamps- be sure they work or you know an electrician who can make them work- and take them home! Find a spray paint that will take to the surface (either a professional at Home Depot or Lowes can explain which paint is right or you can usually find the information right on the paint can) and remove the shade and bulb. Paint the base and reattach the shade and bulb. Voila! A like new, personalized lamp! If you’re feeling really creative, cover the existing shade with fabric or let the kids draw on it with sharpies- this would be the ultimate upcycle!

3) There is a ridiculous number of uses for all things relating to wine- the cork, bottle and even (or especially) the crate!
a. Bottles- cover it in a cool fabric, run twine or another rope around it, spray paint- you have yourself a great candle or flower holder! I have also seen where people have crafted them into tiki torches for outside- I don’t have the instructions but it seems like a really nifty idea and all it takes is a Google or Pinterest search!
b. Corks- useful for everything from fishing bobbers, wall art, a real cork board for the kitchen to daily uses like a floor mat, or a coaster! Corks are so fun!! Unless they fall into the wine bottle and then they are not.
c. The wine crate- not the flimsy cardboard ones, but the legitimate wooden crate. Not only do they add an element of class to the wine itself, they can also be beautiful when used around the home. You can use them as towel storage under open vanities. You could get a few brackets and mount them on the walls as storage- either with the side on the wall (making a drawer basically) or with the bottom on the wall- making it a double shelf. Both options are great in the kitchen and bathrooms- plenty of storage for small things like cooking oils and cookbooks as well as hair care items!

4) When you go back to the thrift store (because you are now ALL ABOUT THE DIY PROJECTS) find some mismatched china with pretty prints on them. An old teapot makes for a beautiful candle centerpiece! You could get some small teacups and use them for tiny flower arrangements. The saucers, when attached to candlesticks and made into tiers, make a wonderful cupcake or cookie tower!
5) Pickle jars- whether large or small- are great for storing small items in the bathroom. With a pickle jar, spray paint, a drawer knob and a candle stick, you get great apothecary jars that are perfect for Q tips, cotton balls, etc. It adds a touch of elegance to any décor!

6) Drawers from old dressers are one of life’s best kept secrets. Generally speaking, drawers are sturdy. The supports in the actual dresser might give out, but the drawer itself is usually in pretty good condition. That being said, it makes sense why this is a perfect way to start almost any project. A drawer can be turned into mounted wall storage (just like the crates above) and used like it was meant to be. However, life becomes more interesting if you get creative. Use it as a pet bed- add 4 short legs, paint (or go for the wallpaper that your husband says it too girly) and a fluffy pillow, and you have a bed fit for a king or queen! Following the same idea, add the legs, paint, and a top with hinges! Upholster the hinged top and you now have a personalized storage ottoman! Set a serving tray on top and NOW you have a small coffee or side table!

Really, if you can be creative, understand Pinterest, and have a little time- you can create a home with your style and flair on a fairly cheap budget- PLUS you get the pride of saying “I made that!” when guests compliment you!

Go forth and be creative!

Yesterday was Mother’s Day. There were hundreds of thousands of flowers bought yesterday and, if your Mother’s Day was anything like mine, most of those were planted in the yard or in clay pots on the back porch. It was somewhere near 90 degrees with a ridiculous humidity… it was good back porch weather compared to the mostly frigid winter we had. This got me thinking how nice it would be to have a better back yard entertaining area. The ones with an inviting fire pit for fall nights or a big shade umbrella for hot summer days.

A great backyard with high entertaining potential has three things:
1) Copious amounts of seating. No one wants to come to your house and eat standing up.
2) A nice view- whether it’s great DIY projects that you have done or a view of the mountains, people want something pretty to look at. It’s relaxing to your brain.
3) Space to move around. This means all of the aforementioned seating shouldn’t be wedged into corners or awkward places- your guests should be able to move around easily and still continue the conversation.

Having this type of backyard will not only make you happy when you have guests, it will make you happy when you sell your home. Potential buyers will try and pictures themselves working in your kitchen, hanging their clothes in your closet, living in your home- why not help them with that vision and have a great entertaining area ready for them?
Check out the pictures below for inspiration or simply surf the web for a variety of ideas!! HGTV.com and other sites like that usually have an entire page dedicated to outdoor living! If you're not into DIY and don't mind spending more money, call a few local home improvement stores or contractors to get quotes for the work. Good Luck!

Adding Curb Appeal

A few quick tips for adding curb appeal to your home!
Whether you’re getting it ready to sell or just freshening up the look for summer, here are a few quick tips from around the web:
1) Dress up your front door! Paint it a light (but complementary color) to give a cheery vibe! Even if it’s just a fresh coat of neutral paint to cover up wear and tear!

2) When adding potted plants or new lighting- go for symmetry! Historically speaking, symmetry has been a corner stone of design for just about every era. People can understand symmetry and even better- anyone can do it!

3) Speaking of new lighting- updating your fixtures can be one of the simplest ways to go! Home Depot has outdoor lighting fixtures that start at (no joke!) $5.00!!

4) Get those flower beds and yards under control. Mow and edge the grass, weed the flower beds, pull out any dead plants or at least trim them down! If you’re looking to sell- try and make the yard and beds look low maintenance- buyers
will not always share your ideas on a lush tropical garden right by the front door.

5) While you’re playing in the gardens, go ahead and pressure wash or make any repairs necessary to the driveway and walkways. Cracks and stains on concrete are not appealing to anyone, much less potential buyers!

6) Wash the inside AND outside of windows! Not only does this make the house look good, it will also let more light inside which has numerous benefits when listing your home.

7) Update your house numbers- whether they are on the porch or on the mailbox, a new set probably won’t cost you more than $30 total and it is totally DIY.

8) AVOID a messy driveway and walkway. Clear any toys, garden hoses, and trash bins from the driveway. It’s just a good idea.

9) Do your best to organize the garage enough that you can get your car inside- parking in the driveway in front of the garage or on the street will make potential buyers think that there’s not enough room inside of both the garage AND the house. If your garage is full of things that should be inside, consider a yard sale or overhaul of your storage solutions.

That’s it for today! Happy spring sprucing!

How to choose the right Realtor for you!

Every decision you make has the ability to impact your future- the career field you enter, the route you take to work in the morning, what qualities you look for in a new car; you put effort into all of these decisions and realize the significance of them. Shouldn't choosing a Realtor also be a well thought out decision?

A Realtor is similar to an investment banker in that they offer you advice about where to put your money for the best results, whether they be short or long term investments. The title of "real estate agent" belongs to many people- about 340,000 in 2012. The Bureau of Labor Statistics expects that the field will grow by roughly 11% by the year 2022. That being said, you have ALOT of options when it comes to selecting the right agent for your needs.

According the Realtor.com, the definition of a real estate agent is anyone who has earned a license in real estate- this means that they have attended the classes (how many and what type are determined by individual states) and has passed the state licensing test. A REALTOR is the same BUT is held to a national code of ethics. This designation ranks an agent as highly qualified. After that difference, there are many more specifics such as buyers and sellers agents, closing agents, etc. For today, we will speak in slightly more broad terms.

When you are preparing to venture into real estate- be it buying or selling a home- you should really consider the type of person that you want to do business with and what qualities they should possess. For example:

- Is this their full time job?
- How much experience do they have and do I feel comfortable with them having?
- How much effort will they put into my listing/home search?

When you have your desired qualifications listed, start finding agents in your area. This can be by searching the internet, calling a local real estate office [like a Keller Williams ;)], or asking friends and family for referrals. Go over your list and start weeding out those whose qualifications do not meet your desires. Most agents will have websites that list their achievements AND current listings, some have reviews on local websites- be thorough in your research.

Once this large list is narrowed down, start calling and making in person appointments with whomever is left on your list. An in person interview will likely answer more questions than internet research. A good agent will have no qualms going over what information you need in your search and about how they will assist you in getting that information. You should feel completely comfortable with your agent, so don't be shy or beat around the bush during the interview process. If your personalities and goals do not mesh well then this journey into real estate might be long and miserable.

The end goal is for you to be happy with your agent and the direction of your "real estate journey." Don't just leave your dreams and hopes for the future in the hands of someone that you are unsure about. Don't feel bad about "shopping" for agents- it's your right to be an informed consumer!

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Mortgage Rates Free Fall

Mortgage rates plunge, 15-year rate hits new low

Section 184 Indian Home Loan Guarantee Program

What is the Section 184 Loan Guarantee Program?

The Section 184 Indian Home Loan Guarantee Program is a home mortgage specifically designed for American Indian and Alaska Native families, Alaska Villages, Tribes, or Tribally Designated Housing Entities. Section 184 loans can be used, both on and off native lands, for new construction, rehabilitation, purchase of an existing home, or refinance. Because of the unique status of Indian lands being held in Trust, Native American homeownership has historically been an underserved market. Working with an expanding network of private sector and tribal partners, the Section 184 Program endeavors to increase access to capital for Native Americans and provide private funding opportunities for tribal housing agencies with the Section 184 Program.
To help increase Native access to financing, the Office of Loan Guarantee within HUD’s Office of Native American Programs, guarantees the Section 184 home mortgage loans made to Native Borrowers. By guaranteeing these loans 100%, we encourage Lenders to serve the Native Communities. This increases the marketability and value of the Native assets and strengthens the financial standing of Native Communities.
Section 184 is synonymous with home ownership in Indian Country. As of 2010, the Section 184 program has guaranteed over 12,000 loans (almost $2 billion dollars in guaranteed funds) to individuals, Tribes, and TDHEs.

Map of guaranteed loans to date by state

The program has grown to include eligible areas, determined by participating tribes, across the country.

Map of eligible areas by state where the 184 loan can be used

Please visit www.hud.gov  to get futher information.

Frozen Key Lime Pie

USDA HOME LOANS IN OKLAHOMA

Single Family Housing Loan Guarantees (Section 502)

Section 502 loans are primarily used to help low-income individuals or households purchase homes in rural areas. Funds can be used to build, repair, renovate or relocate a home, or to purchase and prepare sites, including providing water and sewage facilities. Eligibility: Applicants for loans may have an income of up to 115% of the median income for the area. Area income limits for this program are available by clicking here. Families must be without adequate housing, but be able to afford the mortgage payments, including taxes and insurance. In addition, applicants must be unable to obtain credit elsewhere, yet have reasonable credit histories. Approved lenders under the Single Family Housing Guaranteed Loan program include: Any State housing agency; Lenders approved by: HUD for submission of applications for Federal Housing Mortgage Insurance or as an issuer of Ginnie Mae mortgage backed securities; the U.S. Veterans Administration as a qualified mortgagee; Fannie Mae for participation in family mortgage loans; Freddie Mac for participation in family mortgage loans; Any FCS (Farm Credit System) institution with direct lending authority; Any lender participating in other USDA Rural Development and/or Consolidated Farm Service Agency guaranteed loan programs. Terms: Loans are for 30 years. The promissory note interest rate is set by the lender. There is no required down payment. The lender must also determine repayment feasibility, using ratios of repayment (gross) income to PITI and to total family debt. Standards: Under the Section 502 program, housing must be modest in size, design, and cost. Houses constructed, purchased, or rehabilitated must meet the voluntary national model building code adopted by the state and RHS thermal and site standards. New Manufactured housing must be permanently installed and meet the HUD Manufactured Housing Construction and Safety Standards and RHS thermal and site standards. Existing manufactured housing will not be guaranteed unless it is already financed with an RHS direct or guaranteed loan or it is Real Estate Owned (REO) formerly secured by an RHS direct or guaranteed loan. Approval: Rural Development officials have the authority to approve most Section 502 loan guarantee requests. all information above should be confirmed by your lender and HUD

13901 Sauna Ln

13901 Sauna Ln

987 Sunflower Dr

987 Sunflower Dr

601 NW 114th St.

601 NW 114th St.

Daily Real Estate News

Daily Real Estate News

Home design: The wood, the bad and the ugly | Inman News

Home design: The wood, the bad and the ugly Inman News

Reasonable repairs for home sellers | Inman News

Reasonable repairs for home sellers Inman News

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AC Home Maintenance Tips

What is a Short Sale

What is a Short Sale?

A short sale is a sale of real estate in which the sale proceeds fall short of the balance owed on the property's loan. It often occurs when a borrower cannot pay the mortgage loan on their property, but the lender decides that selling the property at a moderate loss is better than pressing the borrower. Both parties consent to the short sale process, because it allows them to avoid foreclosure, which involves hefty fees for the bank and poorer credit report outcomes for the borrowers. This agreement, however, does not necessarily release the borrower from the obligation to pay the remaining balance of the loan, known as the deficiency.

 

Process

In a short sale, the bank or mortgage lender agrees to discount a loan balance because of an economic or financial hardship on the part of the borrower. The home owner/debtor sells the mortgaged property for less than the outstanding balance of the loan, and turns over the proceeds of the sale to the lender. Neither side is "doing the other a favor;" a short sale is simply the most economical solution to a problem. Banks will incur a smaller financial loss than would result from foreclosure or continued non-payment. Borrowers are able to mitigate damage to their credit history, and partially control the debt. A short sale is typically faster and less expensive than a foreclosure. It does not extinguish the remaining balance unless settlement is clearly indicated on the acceptance of offer.

Lenders often have loss mitigation departments that evaluate potential short sale transactions. The majorities have pre-determined criteria for such transactions, but they may be open to offers, and their willingness varies. A bank will typically determine the amount of equity (or lack thereof), by determining the probable selling price from an appraisal, Broker Price Opinion (abbreviated BPO), or Broker Opinion of Value (abbreviated BOV).

Lenders may accept short sale offers or requests for short sales even if a Notice of Default has not been issued or recorded with the locality where the property is located. Given the unprecedented and overwhelming number of losses that mortgage lenders have suffered from mortgage failures that in part triggered the financial crisis of 2007–2011, they are now more willing to accept short sales than ever before. For "under-water" borrowers who owe more on their mortgage than their property is worth and are having trouble selling, this presents an opportunity for them to avoid foreclosure as a result.

Additional parties

Multiple levels of approvals and conditions are very common with short sales. Junior lien-holders - such as second mortgages, HELOC lenders, and HOA (special assessment liens) - may need to approve the short sale. Frequent objectors to short sales include tax lien holders (income, estate or corporate franchise tax - as opposed to real property taxes, which have priority even when unrecorded) and mechanic's lien holders. It is possible for junior lien holders to prevent the e short sale. If the lender required mortgage insurance on the loan, the insurer will likely also be party to negotiations as they may be asked to pay out a claim to offset the lender's loss in the short sale. The wide array of parties, parameters and processes involved in a short sale makes it a relatively complex and highly specialized real estate transaction. Not surprisingly, short sales have a high failure rate and often do not close in time to prevent the home being foreclosed or repossessed. Short Sale transactions should be handled by a knowledgeable and experienced professional who has successfully completed several short sale transactions and is located nearby the property since real estate is a very hands on business. Experienced Real Estate Brokers will typically handle all the short sale negotiations and this activity should be done by a licensed real estate broker or attorney when the property is in foreclosure. Unlicensed practitioners will fall into the category of foreclosure consultants and may require a fidelity bond in order to negotiate a workout solution with the lender such as a short sale or loan modification. Realtors who are SFR (Short Sale and Foreclosure Resource) or HAFA Short Sale Certified will have been trained on the US Treasury sponsored program under the Making Home Affordable (HAMP Program) which offers homeowner benefits including a relocation incentive and protection against deficiency judgment for second lien holders. It is important for the real estate broker to determine eligibility for this program as it may give the homeowner a better option than a traditional short sale.

Consent

Short sales are different from foreclosures in that a foreclosure is forced by a lender, whereas both lender and borrower consent to a short sale. However, this consent may be revoked at any time as short sales are entirely voluntary transactions for both parties. The borrower may decide to remain in the property and attempt a refinance or modification of their mortgage loan, or may refuse to cooperate with the lender's demand for financial documentation or a cash contribution, and thereby ensure foreclosure. Similarly, lenders can refuse to evaluate or approve a short sale offer, generally due to disapproval of either the buyer's offer amount or high closing costs, which reduces the lender's net proceeds. All short sale contracts should include a contingency clause specifying that the contract is contingent upon approval of the seller's lender(s).

In the state of California, short sales can be tricky in that it is important for the party handling the deal to advise the seller to seek the advice of an attorney and a CPA. There could be tax consequences if the loan(s) on the property are not purchase money (all the funds needed to purchase the property). On the other hand, if the loan(s) on the property are purchase money, then the loans are considered "non-recourse" and the debt is generally forgiven and satisfied at the end of the short sale.

Changing consent can present a perilous situation for potential buyers. It can waste considerable time and money for a prospective buyer who anticipated a sale. Typically, deposits with the bank will be refunded but money for paid inspections or other services cannot be.

There are several defenses against this. If the seller has moved out of a property, that is a clue that they have no intention of staying or negotiating further with the bank. "Bank Approved Short Sales" are advertised by real estate advertisements, indicating that a real estate broker has verified the selling bank's position. This still does not guarantee acceptance, and it often does not take junior lien holders into account, but it is better than situations where the bank holding the mortgage has only been lightly involved in the borrower's decision.

Credit implications

Short sales (AKA pre foreclosure sales) are a type of settlement, and they adversely affect a person's credit report. Under Fannie Mae Guidelines (Conventional Loan), Seven years from the date the foreclosure sale was completed as reported on the credit report or other foreclosure documents provided by the borrower before the borrower may be eligible to buy a home. Template:(Source: FNMA Selling Guide, 6-30-10 at 426 After a "pre foreclosure sale", a consumer can be eligible to obtain credit to purchase a property after two years from the date the pre foreclosure sale was completed, but the consumer is limited to a maximum loan-to-value ratio of 80 percent. After four years, the consumer is limited to a maximum loan to value ratio of 90 percent. Template: Source: FNMA Selling Guide, 6-30-10, at 427

Unlike bankruptcy line items, short sales DO show on a credit report like Experian, TransUnion, or Equifax. Short sales are identified on a credit report as "paid in full" with a "settled for less than owed" remarks code, and the mortgage tradeline would indicate any recent delinquency. Template: Source: FNMA Announcement 08-16 Q&A, 8-13-08

Approval timeline

Short sale time frames vary from state to state, bank to bank and file to file. Each lender has their own process for review of a short sale and the amount of documentation that is required. Response time will depend on the amount of files being handled, how adequately staffed the department is and how much follow up is done on behalf of the borrower. The borrower’s financial situation will be reviewed by the lender to determine if there is a documentable hardship, determine occupancy status of the property, and determine if it will be a traditional or a HAFA Short Sale and if the homeowner has any available funds to cure the delinquency. Other factors that can significantly affect the approval time frames include the complexity of the homeowners financial situation, number of lien holders, the investor that owns the loan, if there is Mortgage Insurance (MI) company who needs to also approve the short sale.

To help provide Short Sale Resources to homeowners and Realtors, California Association of Realtors has released a website that focuses on short sales. Additionally the US Treasury Department has created the HAMP Solution Center which handles complaints or escalations for homeowners in any of the programs which fall under the Making Home Affordable Plan. These include the MHA loan modification, HAFA short sale, deed in lieu, and others. Homeowners who wish to file a complaint or see if they have a valid reason for a lender or servicer complaint should first determine who the investor is since that will determine how and where you will file the complaint.

Business

Short sales are common in standard business transactions in recognition that creditors are not doing debtors a favor but, rather, engaging in a business transaction when extending credit. When it makes no business sense nor is economically feasible to retain an asset, businesses default on their debt. It is common for commercial debt to trade on the secondary market for a small fraction of their face value in realization of the likelihood of these future defaults. This is known as distressed debt.

Fraud

In 2011 CNBC reported on a story from entrepreneur Jeremy Brandt that some lenders have been accused of engaging in fraud during the short sale process. The fraud involves lenders in second position demanding kickbacks in the form of cash payments from the home buyer or real estate agent, and that are not disclosed anywhere on closing documents or HUD-1 statement. This is in violation of RESPA rules, which require disclosure of such payments.

Deficiency judgment

By nature, all short sales will have a deficiency balance. Laws governing the right of the lender to pursue a borrower for the deficiency balance vary state to state. There are three main factors determining if there is lender recourse on a loan. The first is if the foreclosure action is a judicial or non-judicial foreclosure. This will vary from state to state. The second factor is if the loan is a purchase money loan or non-purchase money loan. For a residential 1-4 unit property, the third factor is whether the property is owner or non-owner occupied. Lastly, if the loan is a senior loan or a subordinate or second lien is also a factor.

Effective Jan 1, 2011 California passed SB 931 which says "Unless otherwise exempt, no judgment shall be rendered for a deficiency for a first trust deed lender of one-to-four residential units if the borrower sells for less than the amount owed with the lender’s written consent. A first trust deed lender’s written consent shall obligate the lender to accept the sale proceeds as full payment and to fully discharge the remaining debt on the first trust deed." This protection, however does not apply to junior lien holders and still allows the lender to require cash contributions as a prerequisite for approving the short sale. If a lender can legally pursue the deficiency and does not specifically waive its right to pursue the deficiency, the borrower is at risk for a deficiency judgment.

Nevada law potentially grants lenders a six year window of time to sue for the deficiency based on breach of contract in contract law, not foreclosure law. Other states may differ.

Borrowers considering a short sale should be aware of this risk and ask every party involved in the process (Realtor, lender, third party, ...) what can and will be done to protect against a deficiency judgment. Consult an attorney in the state where the property resides to determine specific risks.

Once a short sale has been completed, a Chapter 7 bankruptcy is a possible remedy that the borrower can use to remove the risk of the deficiency judgment or to discharge the judgment itself.

One way in which a borrower or homeowner may eliminate the deficiency judgment is by completing a HAFA Short Sale which is under the Making Home Affordable Program. This option is the next step for homeowners denied for a loan modification should they not be able to afford their home. Incentives for homeowners, servicers and investors are given by the US Treasury. Eligibility is limited by loan size, must be owner occupied, and other restrictions apply. The HAFA short sale program is more beneficial than a traditional short sale because of the government subsidy from the US Treasury Department.

5 More Things You Didn't Know Could Get your Home Sold

1. Your neighbors. Most homeowners contemplating selling their homes understand the importance of well-kept neighboring homes.  Many a buyer has pulled up to an amazing house, viewed it, and left shaking their head with woe because they just can’t cotton to buying the place on account of the shoulder-high weeds, car in the yard or crumbling ruins of the house next door.  

On the flip side, your neighbors themselves - not just the homes, but the people - can actually help sell your home.  Many homeowners know people who want to live in their neck of the woods; this is one reason many seasoned real estate professionals hold their listings open to neighbors and send out postcards to neighbors announcing the listing - the neighbors might know people who are interested in your home!   Also, neighbors who are out and about chatting with each other, laughing and playing with their kids, mowing their lawns or painting their fences, or even who just offer a smile and helpful area knowledge to the buyer-to-be they pass on the street can make a very favorable impression on prospective buyers.

It’s a good idea, if and when you decide to list your home for sale, to touch base with neighbors you know and let them know; it’s in their best interests to get good new neighbors, so they might be able to go the extra mile in showing the neighborhood’s biggest asset - themselves - off to its best advantage.

2.  The right sights, smells and sounds.  It’s no news flash that the view of a used car lot; stinky foods or animal smells; and the siren song of a fire station next door could be deal-killers. What might surprise is some of the right sights, smells and sounds that can help seal the sale of your home.  My experience has been - agents, chime in here! - that the more natural beautiful sights, smells and sounds are, the more favorably they’ll be received by the largest population of prospective buyers.  

For example, playing a soundtrack of classical musical is fine, but will cause some skeptical buyers to wonder what noises you might be trying to cover up - especially if you’re in a condo or other potentially thin-walled property where neighbor noise might be an issue. On the other hand, birdsong can be attractive to some buyers. Artificial air fresheners?  Not so much.  The scent of the jasmine or lavender that grows in your yard?  Even allergy victims can appreciate that.

You might be desensitized to the amazing views of trees, mountains or even water outside your window, but pulling back the curtains so prospective buyers can see for themselves is an absolute must.

Home buying is a multi-sensory experience - visual staging of the property itself is no longer a plus, it’s a must. But homes which create pleasant impressions that fire on all of a buyer’s sensory cylinders definitely have the edge on their competition.

3.  Your dog. The New York Times ran a piece a few months ago about sweet, well-behaved dogs (and cats!) who reportedly helped sell their owners’ Manhattan apartments.  In a departure from the conventional wisdom that dogs should be removed and every trace of their presence erased from the home during showings, the article featured several buyers and brokers attesting to their belief that the presence of a particular cat or dog “help[ed] sell a property by making the place seem warmer or more appealing.”  And I’m sure you’ve all heard me tell the story of the San Diego buyer who fell in love with a tract home listed at a price higher than all the nearly identical comparables he’d seen and wanted to make a full-price offer immediately - so long as the deal included the dog!

Definitely consult with your agent before you decide to implement leaving your dog at home for showings as part of your plan.  I’m a dog lover, and would be concerned that someone might inadvertently let one of “my girls” out, if I left them there while my house was being shown; as well, would-be buyers or their agents may have allergies your pet could set off.   Lately, it seems like I’ve seen many brokers attempting to capture the best of both worlds by making sure that the family pet or even the broker’s own pet is captured in a charming tableau in 1 or 2 of the listing pictures, even if they’re not present at the home during showings.  

4.  Your happiness.  Video and even written love letters that extoll all the virtues for which you love your neighbors, your neighborhood and your property are contagious to buyers.  I’ve seen sellers help buyers see their homes through their own loving eyes by posting videos on YouTube and including the link on the listing flyer or even by putting a binder containing a letter plus menus and flyers from their favorite neighborhood restaurants, dry cleaners and other local merchants out on the counter during showings.

Wide-open curtains that let light stream in, light and bright paint and decor colors and other home features that science has proven make residents more happy and functional also create this thought process in a buyer’s mind: “Hmm, these people seem happy here. I could be, too.”

Similarly, indicators that you invested a lot of love in your home, by keeping it in immaculate order and pristine condition, by tending a well-cared for kitchen garden, lovingly furnishing and making comfortable (if not overly customizing) your kids’ rooms, all create the feel that a home was happily lived in  - it’s like staging your home with a life well-lived, not just paint and tile.

5.  The freeway or subway you thought was too close.  There is such a thing as a freeway or elevated train tracks being too close to your home; if your place rattles or roars, for example, every time the train passes, chances any buyer will view that as a selling point are pretty slim.  However, homebuyer attitudes toward being located near freeways and subways or bus lines are a-changing.  Every upward click of gas prices renders buyers a tiny bit more interested in a location that is more commutable.  

Where yesteryear’s buyers were all about the posh exclusivity of far-out suburbia, today’s buyers are more interested in financial and ecological efficiency and convenience. I’ve never heard so many homebuyers looking to own homes that will allow them to ditch their cars entirely as I have in recent years!  

What might once have been seen as too close to the freeway has gotten a new spin, lately, as a highly convenient, commuter-friendly location.  

Posted by Trulia.com 06-07-11

Information on FHA Short Sale

If you have gotten an FHA loan on your home then you have some relatively good news concerning your short sale.

For starters, the banks typically follow the guidelines on what to do with your short sale.  However, the difficulty will come from Bank of America, or Suntrust who know less about whether you have a FHA Loan or not.
According to the FHA website:
Your lender must follow FHA servicing guidelines and regulations for FHA-insured loans.
If your lender is not cooperative, contact FHA’s National Servicing Center toll free at (888) 297-8685  or
(888) 297-8685      

Express an interest to participate in the program.

1. Must have FHA Loan
2. Must be at least 31 days behind
3. Must have property listed with a licensed real estate agent
4. Home Must be owner occupied
5. Home owner must be able to prove that they are unable to make the payments in a written document also known as a hardship letter.

What does the bank have to do?

1. They must appraise the home with an FHA Certified Appraiser – with or without an offer to purchase!
2. Pull Preliminary Title Work
3. Delay the foreclosure proceedings up to 4 months
4. Review the marketing of the listing agent
5. Allow the Sale to close in up to 8 months
6. Provide a tiered structure to allow the homeowner to adjust price if necessary

You can read more about it by clicking here