Frequently Asked Questions 

	I want to buy, what's my first step?
	How do I get Pre-Qualified?
	I'm thinking about selling, what's the first step?
	I want to know the value of my property.  Can you help me?
	How can I prepare my home for maximum profit?
	How do agents show my property?
	How are Agents Paid?
	Should I use several agents to help me find a home?
	What do you do that other agents don't?
	I'm not sure what I want to buy?  What do I do?
	I'm worried if I sell my house first, I won't find a new home. How do we work around this?
	What are the Tax Laws on capital gains?
	What qualities should I look for in an agent?

I want to buy, what's my first step?

	Get Pre-qualified. Even better, get pre-approved. Your lender will help you determine how much you can afford. Don’t waste time and become frustrated looking at homes that are out of your price range. When you find your home and an offer is presented, the sellers will consider your offer more seriously if you are pre-qualified or pre-approved.
	Hire a reputable and experienced agent to assist your research. We search for properties for you after getting to know your needs and wants. We never show you a home you don't want to see or pressure you in any way. We will email, fax, call or mail you the information, show you the home, write up the offer, present it and once under contract coordinate the escrow.
	Be prepared to write up a non-contingent offer. If you have a property that you need to sell, it should be in escrow waiting to close or already sold and closed (See I’m afraid to sell my house first).
	Be available AT ANY TIME to look at properties. Hot properties will not wait until the weekend before they sell. They sometimes sell in less than 24 hours.

How do I get Pre-Qualified?
It is easy to get pre-qualified. Best of all, it doesn’t cost you a dime. Use a lender (like a bank) or a Mortgage Broker.  The difference?  A bank is a single lender institution.  A mortgage broker will take your loan application and farm it out to several lending institutions for approval and shop for the best interest rate for you.

I'm thinking about selling, what's the first step?

	Find out how much you home is worth. I’ll prepare a comparative market analysis that gives you information on how much homes sell for in your area. Based upon your square footage, improvements and condition, a sales and list price can be estimated. Also, the average time of the market and marketing strategies can be explained. Call me at 800-676-8060.
	If you are planning to buy a home, get pre-qualified by a lender. This helps you determine what price range you can afford. Better yet, get started on the pre-approval process.
	Select an Agent. Hire an experienced and successful Realtor® to represent you. Experienced Agents know what to expect and can help you through the unique challenges of selling. A top-producing agent indicates good systems are at work. (Questions to ask perspective agents)

I want to know the value of my property. Can you Help me?
There are two ways. Click here, (Free Market Analysis) complete the form and email it to me. We will search for comparable properties that have sold in your area in the Multiple Listing Service, prepare a market analysis and email this information to you. The analysis will be an approximation. For a more detailed report, call 800-676-8060 or email me to schedule an appointment to tour your property. I will give you a more comprehensive list and sales price analysis based upon the comps, condition and square footage of your home. From this, we calculate your estimated net proceeds after typical expenses at close.

How can I prepare my home for maximum profit?
It's the little things that make your property look more desirable and attractive. Invest in a little sweat equity for greater financial returns. My home staging specialist can help stage your home like a model home. Even if you have kids we can show you how to stage your home to sell quickly.

Clean up your front yard The first impression (curb appeal) is vital. Your lawn should be trimmed, watered and fertilized, walkways swept, the front door cleaned, and have a doorbell that works. New door hardware and new light fixtures invite perspective buyers in. Plant some flowers and purchase flower pots to frame the entryway. Take the pots with you when you move.

Inside Decor Buyers need to visualize what their furniture will look like in your home. They look for spaciousness. Therefore, less is more. Place excessive furniture and personal belonging in storage. Remove pictures. Clean or replace drapes that are in poor condition. Clean or replace your carpets. Remove outdated wallpaper and paint dirty walls a neutral color. Remove counter clutter. A few minutes of inconvenience can add value to your property.

Cleanliness
Your home should look and smell clean. Keep the floors vacuumed and picked up. No dishes in the sink. Make your beds, organize your closets and cabinets.

Light, Bright
Keep the drapes open and lights on! Buyers like to see open, bright and airy homes. Clean the windows. Keep the heater on in the winter, the air conditioner in the summer.

Fix Little Things
Loose doorknobs or cabinets pulls, sticking doors and drawers, wobbly hinges, stuck windows -- are all negative factors. Take a few minutes to check and repair all these items.

Rear Yard
Water, fertilize, trim. Repair loose fence boards, try to create a sense of privacy with some patio furniture, plants, and even a small fountain has the ability to mask unwanted noise.

How do agents show my property?
Agents have a lock box key. This keypad fits into a lock box attached to your door, rail or water pipe. Every time an agent uses it, information about the agent is recorded. Once the code is entered, a house key is ejected from the box. It is smart to have a lock box on your property to allow easy access for maximum showings. The more showings, the quicker the sale and the higher the price.

Agents call you directly to schedule an appointment to show your home. Install an answering machine so they can leave messages. When you know someone is coming, try to leave. This way, the buyer feels free to ask questions of his agent and discuss your home openly without offending you. If you can't leave, stay out of the way and do not offer information unless asked. Remember, agents know what their Buyers are looking for and will council them accordingly.

Be flexible for showing appointments. The more difficult you make it for agents to schedule times, the less likely they are to show your property. Often Buyers can't see your home until after work in the evenings, so try to be patient and accommodating.

How are Agents Paid?
In the state of California, sellers normally pay commissions. This covers both the buyer and seller’s Brokers. Your agent should diligently work for you and search for properties with the agreement that you will allow him/her to write up an offer and negotiate on your behalf. An accepted offer by the seller of a listed property pretty much ensures your agent will get paid.

Should I use several agents to help me find a home?
Excellent question! I don’t recommend it. All agents have access to the same multiple listing information. Using multiple agents causes unnecessary overlaps of information and creates confusion as to who is representing you (and who gets paid!) This makes agents less committed to you. Hire an agent you know will diligently search for your new home and get information to you promptly. Good negotiating skills are vital too when you select an agent.

What do you do that other agents don't?
I want every client to become a source of future business so I do everything in my power to make sure your real estate transaction (whether buying or selling) is trouble and worry free.

I have spent several years developing my personal Pro-Active Marketing strategy.  And it is continually being refined as new technologies are developed.

Pro-Active Marketing is the heart of my highly effective marketing campaign.  It includes:

	Pre-market home staging to show your home at it’s best.
	High impact personal marketing feature sheets with color photo.
	Postcard mail campaign asking  “Do you know a buyer for this home?”
	Magazine ads
	Feedback broker calls
	24-hour toll-free property information Hot-Line so that interested buyers can get instant information on your home
	Pictures and information on the internet

In my 30-year career I have sold over 98% of the homes I have listed. In the last two years, I have had no expired listings. And each home I’ve represented has sold for an average 2% to 3% over the asking price or over the most recent highest priced sale in the neighborhood.

I'm not sure what I want to buy.  What do I do?
Create a wants/needs list. If you’re looking for the absolute perfect house, the chances of finding it are slim and you will be setting yourself up for disappointment. By developing a practical list, you increase your chances of finding several homes that meet your needs. Remember, a home is an investment in your future…you’ve got to start somewhere. Get the most you can afford now. It will appreciate over time and you can always move up as your financial ability grows. A real estate professional can further assist you in determining your personal and financial needs.

I'm worried if I sell my house first, I won't find a new home.  How do we work around this?
This is a scary thought. Unfortunately, when you commit to make a move, you have to go for it! It’s a little tricky because on your re-purchase, few sellers will even look at an offer unless your existing house has an accepted offer and IS IN ESCROW! Sold and closed is even more desirable. Remember it is a "Sellers Market" and sellers are in the driver’s seat. 

Here’s what I do to give you more time to find a home. When an offer is presented we ask for a longer close (60 days) or a 30 or 45-day rent back after a quick close (you rent your home from the new buyers after close of escrow and make payments to them). This gives you enough time to locate your new home, write up an offer and close escrows concurrently. No costly double move! You can see why it’s important to have an agent who is knowledgeable and experienced. You need guidance through these delicate transitions.

What are the tax laws on capital gains?
Always consult your accountant or tax attorney prior to selling.

  Tax Free Capital Gains
In sales of principal residences, gains up to $500,000 for married couples ($250,000 for singles or couples filing separately) are tax-free. This generous break can be "recycled" every two years. You must have owned the home and used it as your primary residence for at least two of the five years preceding the sale.

Buy a Fixer and Sell it for Profit
Now is the time to do it! You can purchase and live in the house for two years, do repairs and then pay no federal taxes on profits up to $500,000 for married couples ($250,000 for singles). Like the profit?  Buy another house and do it again!

Exclude Gains Under The New Rule
Are you sitting on a hefty gain that could be excluded under the new rules? Think seriously about selling. Replace the house with a less expensive one and invest the leftover cash.  Don't waste time. This rule is so favorable; it's almost too good to be true!

Hint: On expensive properties, another option is to sell now and pay gains on the profit above $500,000 ($250,000 for singles). Then, repurchase and watch your tax-free equity grow (the re-purchase adjusts your basis back down) because you fall under the ceiling again. 

What qualities should I look for in an agent? 

	Look for an agent with at least 4 years of experience and sells a minimum of $4 million per year. This minimum standard suggests an agent is experienced in negotiations and understands the closing process. Agents who do more business have more "pocket listings" not yet on the market. You might get first chance at purchasing.
	Buyers need to know what technology they use to find homes for you . Good agents use a variety of resources, such as multiple listing, direct prospecting and in-house matching to ensure you write up an offer quickly, before it’s sold to your competition!  Sellers should ask about sales volume? You may be surprised to know that most agents sell fewer than 10 homes per year. This volume makes it difficult for them to afford high impact marketing. Most don't earn enough to professionally market your home, hire an assistant and offer you leading edge technology.
	What systems or programs do they provide for buyers? What systems keep you on track toward a successful purchase? What technology do they have to search for new properties? What options do they offer for receiving daily updates…fax, call, email or mail?
	What are your average days on the market before sale? Quicker is better!
	What percentage of list price do your listings sell for? A higher percentage usually means better marketing and a more experienced negotiator.
	Do they have assistants who can help with searches, marketing and answer your questions when they are busy showing other clients properties? Your agent can’t be two places at once, so make sure they are not a one-person team.
	What technological advantages do you offer? Tell me about your computer technology, digital advantages and internet marketing strategies.
	What higher professional designations do they hold? Are they an agent, or have they earned credentials such as Broker, CRS (Certified Residential Specialist) and GRI (Graduate of the Real Estate Institute). Further education suggests being dedicated toward professionalism and the willingness to improve and raise professional standards.
	Ask for a reference list of past clients and review their list of testimonials. I am happy to give you the names and phone numbers of previous customers. Over 98% of my business is from referrals.