ALBUQUERQUE HOME SELLER TIPS

Wednesday, December 03, 2014

Albuquerque Real Estate 3rd Quarter Appreciation Graph

Here is the Albuquerque, New Mexico 3rd Quarter appreciation graph - showing a good, steady progress towards appreciation in our market.

When looking historically, we came through a really challenging time! Still a great time to sell or buy a home !

For all real estate listings, updated daily - please feel free to use my property search, no registration required!



Tuesday, September 30, 2014

A note to all Albuquerque home sellers....

My message today is to all Albuquerque home sellers.

The message is simple. Contact your broker today and insist that they put into the private "broker to broker" remarks the following:

"Home to be shown to prequalified buyers only."

Simple. Why?

Many Realtors don't have the buyers prequalified before they put them in their car or meet them at your home. This is the single most effective screening process that there is. Don't you want to know that the person that is viewing your home has been properly screened to make sure they aren't just casing your home for a future problem? Don't you want to know that the person has had their financial background examined and has a relationship with a loan officer who has taken the time to find out if the homes they are looking at, they are qualified to purchase?

You might think that we are screening buyers before we meet them. Not all of us are. I do.

But let's make it simple - just request that you listing broker put that into their instructions to showing brokers. Do it today.



Tuesday, July 22, 2014

Leave the Scary Stuff up to ME

So, you want to buy a house! I can't imagine a more fun and frightening adventure all at the same time. Here's our plan and why I'm a Realtor:

Leave the frightening up to me.

Step One: Finding the house is super easy, really it is. You can use Zillow, Trulia, Realtor.com, My Site for Albuquerque Home Searches You will find a house! I guarantee it. With the occasional "hip pocket and it's our secret together" listing, all the houses that are for sale in the MLS are all OVER the internet. Even For Sale By Owners (not to be confused with brokerages which carry the same name and are Realtors), which are real live unrepresented sellers - you can find a house.

Step Two: Deciding what to offer. Well, okay that's where I slip in and give you some advice, but it's still clearly up to you. You are holding the oars in the water, you see how fast you want to paddle. Offer low, might slow the boat down. Might stop the boat. Offer strong and you start paddling that boat to shore.

Step Three: YOUR OFFER IS ACCEPTED! Wow, super fun - wowza, yey, hooray!........now what? Okay so you have to decide what inspections to order, who to order them from, how much are these inspections and what do they mean? What do we do with the title company? What's a title company? What do they do? When does the lender start working on our file? How do they get the paperwork to start working on our file? What will they need from us now? Holy candy what do we do? Wait, what's a surveyor and what's an ILR, and who arranges all of this stuff? You've got a job from 9-5, you've got a family, shopping trips, day care, pets to the groomers, when will we HAVE TIME FOR ALL OF THIS? Wait, and who talks to the other broker, what about the sellers, do we talk to them? Can we talk to them? How do we know when to call the utility company? How in the world are we ever going to get all of this done!? HELP!


Step Four: Sit back, relax and this is where my work begins. I know how to do all of this stuff. I really do. It's what I do. It's what fills up my days after I'm helping someone market their home for sale and driving people from one home that they have found to another...It's a system. A beautiful system once you know which buttons to push.

My hardest work in this business comes when your work is completed. You have found the house, you have stressed and worried that it is the right decision. Now it's my turn to take over the oars and make sure this boat comes to shore. To get this done you have to make sure you hire a broker who is:

Experienced
Able to customize your process to your needs
Has great resources to make the process happen easily
Organized
Easy to reach

It takes a village. My village consists of reliable vendors, a great assistant and colleagues to assist me, 20 years of experience and commitment to your needs.

Oh, and the best part - I love scary stuff.








Monday, July 21, 2014

Dog Poo and Zillow

What does Dog Poo have to do with Zillow?

It has everything to do with Zillow and Zillow's insistence that it can give the consumer a 'value' for their home by the click of an address. Click, and you will see 'values' around your home, and thus you will know the value of yours. All things being equal, right?

Dog Poo.

Automated market values - we as brokers are all using them, analyzing them and sharing with the public. Zillow prides themselves on "Zestimates" - don't call a real estate professional, just ask Zillow!

Let me share a story with you about how much price per square foot matters when determining the value of a home. I use the word value because 'value' is not only what a buyer finds to be the value to them, but the value that a seller puts into their home in terms of quality, care and love. How much does value mean to a home?

While coming back from my Sunday walk today I passed by a home in my own neighborhood that was for sale. It was the same floor plan that I was living in and had not had the chance to preview the home when it came on the market - so I thought it would be a nice way to see this property.

As I passed through the front gate of the courtyard, I could not miss the putrid smell of rotting garbage and dog poo sitting at the front gate. Yes, you read correctly, a bag of smelly garbage and dog poo was at the front gate. I noted the weeds growing through the cracks of the unkept patio tiles. The courtyard was void of a water feature, which was a popular upgrade to this floor plan; instead it had just a sitting area, no flowers, no garden. The paint on the stylish vigas and posts was not the original custom color, but one that the owner probably got on sale at the hardware store. The finishes were all off. The 3rd car garage had been 'converted' to an extension of the casita, thus adding square footage, but adding value? Not at all. In fact, this extension of square footage just took away the value of a 3rd car garage and served to make the casita into an oversized, useless room.

The open house host met me at the door and I introduced myself as a broker and a resident. As I walked through the home I saw the builder 'basic' package of features - no upgrades in countertops, cabinets, appliances, or flooring. While we are on the subject of flooring, the carpets were old, faded and dirty. The window treatments were also filthy and bleached by the sun. One bedroom was painted an unflattering color and that paint was faded and spotty. The bathrooms were also void of any upgrades. The appliances were 'builder basic', as was the fireplace. Instead of a high polished plaster kiva fireplace, the option had not been upgraded and simply had a basic gas fireplace with no character.

This floor plan, when originally constructed, was one of the best floorplans that the builder offered. The builder offered many attractive upgrades which made this home style a real show stopper, but this property lacked any of that. Sure, it had location. Sure, it had the floor plan and square footage. This home lacked anything that would have given the 'value' that a price per square foot evaluation on-line would have produced. I asked the showing host how much it was being offered for, and it was presented at the "automated valuation if you didn't actually see it" price. It's actually going to be sold for quite a bit less than that, probably $100,000 less than this price.

There was nothing in this home that could or should be compared to the surrounding homes that have been upgraded and lovingly cared for. While that in itself is enough for a contradiction between an automated value and real market value, the Dog Poo is something that would be the biggest factor in a prospective buyer walking through that door and even wanting to consider this their next home AT THAT PRICE. This home, in it's present condition, would be considered a 'fixer' by any trained buyer (and buyers, by the way, are trained!)

So, the next time you consider using "Zillow" or seeing 'comps' in a neighborhood to be an evaluation of market value, remember the Dog Poo.



Friday, July 11, 2014

Albuquerque Homes in the Foothills!

Ever want to know what homes are like in the Foothills area of Albuquerque? Search for homes in the Sandia Foothills, near the Sandia Tramway, hiking and biking trails, and all sorts of VIEWS VIEWS VIEWS!


CLICK HERE TO FIND HOMES IN THE FOOTHILLS - HIGH DESERT, SANDIA HEIGHTS AND NORTH ALBUQUERQUE ACRES

Saturday, June 14, 2014

Tuesday, June 10, 2014

Wednesday, April 16, 2014

Can't find my dream home! Is your broker helping? GET OUT OF THE WAY!



Often I see buyer brokers who can't find their clients a new dream home, and when I inquire as to what they are looking for, their search is so narrow it's no wonder!

I hate to say it, but sometimes we really get in the way of what our clients' goals are. Let me explain.

A buyer will tell us specifically what they want - size, bedrooms, function, features....and then they tell us the price. It's often impossible. I said one day "Let's put a palm tree in the front yard and it might even become more difficult!" I was being facetious.

First, start by telling your broker what the features are that you require, do not put in an area or price. Give your broker the square footage, the number of bedrooms, the features....and then let's take a look at those results. If you see a pattern in the price results, you might be on to something. Is everything above your wished for price range?

Do you see a pattern in the locations, too? Some locations will give you the price point you need, and you and your broker might be getting in the way of WHERE you can buy a home like you need....let's search 'outside the box'

We as professionals sometimes go into the property search with pre-conceived ideas of where YOU need to live and may not take into consideration where you CAN live.

If you don't need an A+ school district, then don't live in one! If you don't need a high demand area, then don't pick a house in one! Sometimes our smaller, outlying communities are a great opportunity to find hot pockets of little gems that you will fall in love with IF your broker shows you those areas.

Keep in mind that you may be buying in an area that doesn't have a huge resale opportunity, but if you go into a property search with eyes wide open and your PROPERTY SEARCH WIDE OPEN, you may find the perfect home!

So, next time you are searching, don't search ZIP CODES OR NEIGHBORHOODS first, search by FEATURES and see what you find!


Want to sit down and go over all areas and see what your search results are? Contact me today!

Monday, April 14, 2014

How Buyers Can Irk Sellers


How Buyers Can Irk Sellers

I loved this article about how good behavior, or bad, can affect your real estate purchase!

1)  Keep your kids quiet, show up on time, don't rearrange the furniture and stay out of the bathroom.  The stories I have heard and experienced.....I had one colleague who had a family attend a showing (vacant house) and someone apparently used the bathroom and the water had been turned off.  She spent the next hour borrowing buckets of water from the neighbors in order to flush the toilets...that's all I'm going to say about that one.

2)  Don't remind the sellers how much you don't like the house, in the offer.   Yes, giving them a list of defects and problems doesn't exactly paint the picture of you being a willing buyer.  Submitting a 'love letter' for the house is much better!  In fact, a love letter can cushion the pain of a lower offer if you can explain, in plain language, why you really love the house (despite the defects).  Let the offering price speak for itself.

3)  Don't keep going back for visit after visit after you have the offer accepted.  And for heaven's sake do not take your friends to the inspections.  Don't!  I had one set of friends attend an inspection, and the friend thought she was adding to the inspection by turning on and off valves.  Turned into a $300 bill to have the water turned back on by a licensed plumber.  Resist the temptation to interrupt the seller by going back to measure and choose paint colors.

4)  Don't keep renegotiating - so if you think you might be tempted to get one more pound of flesh from the seller, do it up front.  You really will irritate the sleeping dog by going back and asking for this and that...Be sure of yourself going in and confident going to closing.

Buying and selling homes is strenuous!  I'm with you every step of the way, so leave it in the hands of a trained professional and trust their advice.

Remember a Realtor lives and breathes the real estate business every single day - they will be there to guide and advise - the Internet may get you to the house, the trained broker will get you to closing.

If you want to schedule a consultation, find me at REALESTATEINABQ.COM and schedule your own appointment or contact me by phone or email at anytime!

Linda DeVlieg, Associate Broker
COLDWELL BANKER LEGACY
10400 Academy NE Suite 100
Albuquerque, New Mexico  87111
505-750-7549


Sunday, April 06, 2014

Why you need to be prepared before you go see homes....

There is often much discussion and even more resistance by buyers to be prequalified and ready to write an offer before seeing homes...

Why is it so important?

Many changes have occurred to our contracts and one of them is Paragraph 5a of the Purchase Agreement. This paragraph refers to what MUST be in place before a seller can move forward with your offer.

Buyer agrees to provide Seller with a Pre-Qualification Letter from a lender no later than _____ days after the
Date of Acceptance. Pre-Qualification Letter must stipulate that: (1) a written loan application has been made;
(2) a credit report has been obtained and reviewed by a lender; (3) a preliminary loan commitment has been
secured from the same lender; (4) financing equal to the loan amount provided in Paragraph 2(B) of this
agreement is available to complete the transaction as per the Settlement Date stated herein subject to
contingencies provided for in this Agreement and subject to underwriting approval. If Buyer does not obtain
a Pre-Qualification Letter within the timeframe stipulated above, this Agreement will terminate and the
Earnest Money will be refunded to Buyer.


Let's imagine that you have gone out looking at homes, found the perfect one and guess what - someone else thinks it's perfect too! So, you grab a contract and cross your fingers and hope that the seller will accept your offer...and then you get to that paragraph....

"But I haven't talked to anyone yet"...right? A lender cannot produce a document that complies with this paragraph unless they have taken a loan application from you. This process isn't complicated, but it does take time. A good lender takes it seriously - and it may take a day or two to obtain all of the information necessary.

Oh, that other buyer who also saw the house and thinks it's perfect? They get the house because they were ready.

Why do it before?

1) A Realtor is only going to take you seriously if you have taken this step before home shopping.
2) A seller is only going to take you seriously if you have taken this step before writing an offer.

You only need two reasons, so what are you waiting for?


If you would like a FREE COPY of my Buyer's Guide to buying a home, contact me today!

Linda DeVlieg, Associate Broker
Coldwell Banker Legacy
505-750-7549
Linda@RealEstateInABQ.com

GET YOUR FREE CONSULTATION TODAY

Wednesday, March 19, 2014

Corrales, New Mexico Homes priced from $900,000

Gorgeous homes priced from $900,000

CORRALES HOMES - $900,000

Live in luxury in this beautiful New Mexico village.

More information about Corrales, New Mexico


Linda DeVlieg, Associate Broker
COLDWELL BANKER LEGACY





505-750-7549

Wednesday, March 12, 2014

"I'm going to rent out the home I'm living in...so that I can buy a new one"

Did you know that there are special requirements for this? Renting out your current property doesn't relieve you of the debt ratio involved in calculating your new loan qualification.

Here is some of the requirement:

You need to have 25% to 30% equity (depending if the new loan is FHA or Conventional) in the existing house in order to count any rental income for qualifying.

For more information on this or other loan questions:

Cathy Neuharth

NEW MEXICO BANK AND TRUST
NMLS ID # 470210
Office: 505-401-9012
Mobile: 505-263-3156
Fax: 505-830-6415



When you are ready to buy a new Albuquerque home, contact me today for a free consultation!

Tuesday, March 11, 2014

Albuquerque Supply and Demand Statistics February 2014




In a world of Perfect Competition, this statistical information shows "If no other homes in the area were put on the market, how long would it take to sell all of them currently on the market" -

Find your neighborhood, see how many current listings and current contracts - and see how long it will take to sell all of the homes currently on the market. Interesting data for both whether you are IN the market to buy, or have your home on the market to sell.

Positioning is everything!



Del Webb Community coming to Albuquerque's West side!






Monday, February 24, 2014

How to Buy a House



I'm often asked about how to buy a house; believe it or not in this vast information age, people still don't know how!

It is not driving around looking at homes. It is not calling each agent's sign and asking how much, how long has it been on the market, and how many bedrooms. Buying a house is an investment in a process that must be followed for a win/win result!

You will see by this list that it is a step by step process that will get you across the threshold of your new home!

1. Pre-approval– Get Pre-approved for a mortgage and know in advance exactly how much house you can afford.

Completing this step will also increase your negotiating power since you'll be viewed as a “cash buyer”.


2. Documentation– Paperwork supporting the application must also be submitted. Information commonly sought includes pay stubs, two years tax returns, and account statements verifying the source of the down payment, funds to close and reserves.

3. Choosing and Agent– Your agent represents YOU! You will never have to call a phone number on a sign again. Your licensed realtor will have access to all properties listed in MLS and will bring you the information! As the buyer, you do not have to pay for anything upfront. The sellers pay at the time of closing.

4. The Hunt– Begin shopping for a house. Once you find the right one, an offer will be submitted.

5. Negotiations– Once your offer has been submitted, negotiating may be needed to reach an agreement between you and the seller. Keep in mind that almost everything is negotiable when purchasing a home. Your licensed agent will provide you with all the necessary information to execute the contract in your best interest. Once an agreement is reached with the seller, we will begin executing the terms of the contract.

6. Contract Accepted– Congratulations! We are now under contract to buy your new home! We will begin by scheduling the proper inspections and preparing your file with the title officer. Your lender will continue to execute your loan approval ensuring we meet the criteria to close on time.

7. Inspections– Upon acceptance of the contract your new home will need a thorough examination. Inspections will be conducted to ensure that the property is up to the standards set forth in your written agreement. If there are issues or inconsistencies that are brought forth at this time, repairs will be negotiated and scheduled for completion prior to closing.

8. Processor’s Review– The loan file with all documentation will be given to the loan processor. All pertinent information will be packaged by your processor and sent to the lending underwriter, including any explanations that may be needed, such as reasons for derogatory credit.

9. Appraisal– Lenders require an appraisal on all home sales. By knowing the true value of the home, the buyer is protected from overpaying.

10. Underwriters Review– Based on the information put together by the loan professional, the underwriter makes the final decision regarding whether a loan is approved.
11. Signing– During this step, final loan and escrow documents are signed.

12. Funding– At this point, the lender will send a wire for the amount of the loan to the title company.

13. Closing– Documents transferring title will now by officially recorded by the County Recorder.

14. Congratulations,you are now a homeowner!!

Mariah Trujillo
NMLS#233353
Mortgage Consultant
Office: (505) 275-5300
Email: mtrujillo@legacymortgagenm.com APPLY ONLINE AT www.legacymortgagenm.com/mtrujillo

8200 Carmel Ave NE Albuquerque, NM 87122

Once you have completed the pre-approval process, contact me today for a buying plan that you will truly enjoy.

Linda DeVlieg, Associate Broker
HOME SEARCH - All the listings, all the time!

505-440-7200
COLDWELL BANKER LEGACY
10400 Academy NE Suite 100
Albuquerque, NM 87111

Linda@RealEstateInABQ.com





Monday, February 10, 2014

Does Marketing Matter?

When trying to market your home for sale, you may hear that marketing doesn't matter "put it in the MLS and let it sell."

When I have my consulting sessions with my Albuquerque home buyers, I will sit down at my office, in front of my TV monitor, and we go through the Multiple Listing Service directly, together - to see what is on the market. I start out with all of the homes on the market, and then we start adding in criteria that my buyers need in their home search. Their price range, their favorite locations, home features, home styles.

When the home choices come up on the screen, I then open up the photo slide shows and that's where the fun really begins! We will get to some properties for sale, and see dark photos, sideways photos, photos of toilets (open), photos of a counter top - and not one photo that shows the true personality and features of the home! My clients will waive those properties off, and say "No way, if they can't get a good enough photo I'm not going to bother to look." So, do you think good photos matter? Of course they do! The buyers are making this clear, even if I can't.

The most recent statistics say that 90% of home buyers start their home search on line. The search I am doing is one on one, but we are looking at the same photos that you will see on line at the public sites such as Zillow, Trulia, and Realtor.com - so how important are photos? Very important!

If 90% of the marketing is so important, then why are so many home sellers finding it acceptable to settle for less than quality photography for their home sale? No home/property should ever be short changed when it comes to photography !


Contact me today for your own personal home buying or home selling consultation!

Friday, January 31, 2014

Can Bankruptcy Stop a Foreclosure action?

Dave Giddens, a local Albuquerque Bankruptcy attorney -

Last year, the number of bankruptcy filings in our state numbered 4,330, a 10 percent drop from the previous year when they numbered 4,810, according to a recent article in The Wall Street Journal.* So why the drop in bankruptcies when our economy hasn't fully recovered? The relationship between the number of bankruptcies and the economy is not what you may expect. In fact, statistics indicate that bankruptcies tend to decrease when the economy stalls and increase when the economy is strong.

Foreclosures, on the other hand, tend to decrease when the economy is strong. In our monthly article, we take a look at how filing bankruptcy may help you if you have a foreclosure pending against you.

"In a Chapter 13 filing, as the debtor, you must propose a feasible plan for repaying
creditors, including the mortgage lender. Your ability to proceed with your Chapter 13
plan depends upon a variety of factors, including your basic living expenses and the
amount you are past due on your mortgage payments. If your plan is successful, your
Chapter 13 case can halt a foreclosure action for a period of three to five years and
bring you current on your mortgage obligation. However, you must pay your normal
ongoing mortgage payments in addition to curing any arrears through your Chapter 13
plan. This is most beneficial to debtors who have had a gap in employment or an
unexpected expense, but are now able to afford their mortgage payments.

If you are facing overwhelming debt and you do not want to lose your home, contact an
experienced bankruptcy attorney to discuss your options. Filing a Chapter 7 or Chapter
13 bankruptcy case may help you save your home and obtain a fresh financial start."

For more information about bankruptcy - contact

George "Dave" Giddens, P.C.
10400 Academy Road NE, Suite 350
Albuquerque, New Mexico 87111
Phone: 505.633.6298
Fax: 505.271.4848







** Metcalf, R. (2014, January 26). Three in a Row. The Wall Street Journal, p. C1.

For buying or selling your home, contact me for a free consultation!

Linda DeVlieg, Associate Broker
COLDWELL BANKER LEGACY
10400 ACADEMY NE SUITE 100
Albuquerque, NM 87111
505-440-7200

www.RealEstateInABQ.com

Friday, January 24, 2014

Welcome Home Magazine - Breaking News

Since 1997, Welcome Home Magazine has advertised the best homes in Albuquerque that are for sale through Coldwell Banker Legacy.

For information on any one of these homes, call me or your broker, today!



Linda DeVlieg, Associate Broker
Previews Property Specialist
Coldwell Banker Legacy
10400 Academy NE Suite 100
Albuquerque, New Mexico 87111

www.RealEstateInABQ.com

505-750-7549

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Search all properties in the Albuquerque MLS, All the Time


Wednesday, January 22, 2014

Buying a new Albuquerque home? DON'T DO THIS!

If you are ready to buy an Albuquerque home, do not do these things while applying for and before closing on the loan.


These are things that sometimes you wouldn't think about, and if you loan officer hasn't reminded you of these a hundred times over, you could delay your closing or completely mess up your loan process.

Remember, it's much harder to get through the lending process now because of new regulations. It used to be as easy as getting a credit card, but not anymore! Be sure that you understand the whole enchilada!

Linda DeVlieg, Associate Broker
Previews Property Specialist
Coldwell Banker Legacy
10400 Academy NE Suite 100
Albuquerque, New Mexico 87111

www.RealEstateInABQ.com

505-750-7549

Facebook I LinkedIn I Google+

Search all properties in the Albuquerque MLS, All the Time




Thursday, January 09, 2014

"I can't sell my favorite mural!"

Have you ever prepared your home for sale, and then been sad that the favorite mural or painted wall would have to be left behind?

You can take it with you! Take some great photos of the painted area, and then have them printed onto canvas. Many frame/photo stores have this service, and you can then take the art with you to the next home. Same for old marks on the wall to measure your childrens' height, or special events that have been memorialized by crayons.

Photo it, canvas it, and frame it like new!

Happy home selling!


For more information on selling your Albuquerque home, call me today!

505-750-7549
Linda DeVlieg, Associate Broker
www.RealEstateInABQ.com

Linda@RealEstateInABQ.com




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About Me

My photo

I believe in a consultative approach to buying and selling homes.  Albuquerque is my home and I love the gorgeous surroundings, the breathtaking scenery and blue skies that are everywhere.

I love the pueblo style homes and the contemporary masterpieces that our artists have created - everywhere there is beauty!