What Is My House Worth?

FOR A COMPARATIVE MARKET ANALYSIS (”CMA”) OF YOUR PROPERTY,  showing recently SOLD relevant properties,  as well as any currently FOR SALE ,  conact the Restivo Team at EWM REALTORS.

Curious as to what the value of your property is, and whether this would be the right time for you to sell?

For a no pressure market valuation, contact us through www.MiamiRealEstateCafe.com or 305 793 1365 or 305 632-1064.

READY TO SELL YOUR HOUSE NOW?   Considering listing your property  for sale?  All preliminary information is entirely confidential, and there is no pressure to sell with us.   We invite you begin the mutual evaluation process … just send us a note here.  We will determine together whether this might be the right time, and whether there is a ‘fit’.

Totally remodeled home on a private 9,375 SQFT lot with gated entry

3 Bedrooms – 3 Baths – 2,140 ADJ SQFT – Pool

$600,000 = $280/SQFT 

1. Locating the property that meets a buyer’s needs.
2. Conducting ongoing communication with the buyer.
3. Showing the property.
4. Discussing the benefits of the property with the buyer.
5. Discussing possible terms with the buyer.
6. Discussing financing with the buyer.
7. Writing the offer.
8. Negotiating the offer to acceptance.
9. Helping the buyer obtain financing.
10. Helping the buyer with the inspections.
11. Performing all non-attorney duties leading to closing.
12. Going to closing.

The definition of procuring cause is not “black and white”.  The guidelines are established by the National Association of Realtors.  When a hearing is held on procuring cause, the panel is looking to see that there was an “unbroken” chain of events from a specific broker that lead to the buyers making the decision to buy the property and resulting in a successful sale.  In other words, the sale would not have occurred but for the broker’s efforts.  For more information on “Whose Sale Is It” read NAR’s article that outlines six factors determining procuring cause.

NAR Article

The number of houses for sale in Pinecrest has dropped steadily over the past eight months.  If you have been contemplating selling, Now might be a good time.  I may already be working with a buyer whose ideal house is yours.  If you are thinking about selling, please give me a buzz or drop me a note .  I’ll be happy do a home valuation for you,  and give you an overview as to what’s currently on the market …  as well as what has sold recently… with no obligation for you to list or sell with me.  A comparative market analysis should give you the ammunition  you need,  to decide whether this might be a good time to sell… or not.

Houses priced from $700,000 upward  are selling  between $1.2 and $1.3  on average  right now in Pinecrest. Property priced between $700,000 and $1,500,000  comprise the bulk of sales  from January of 2009 to the present.

Considering selling your house?             ….    Waiting for the right time?

Buyers are having a tough time finding what they want right now.  Realtors are scrounging, looking for the right home for their clients.

Because of  the exposure from our Blog we get inquiries from all across the globe  (from buyers, agents, investors… people relocating to Miami)  looking for specific home descriptions that they are not finding online.  If you’re wanting to sell your house,  give me a call.

Wondering what the value of your house is?   I can do a market analysis and let you know.  Together we can see if this  might be a good time for you to sell,  and whether there’s a win-win fit.

If you are interested in buying or selling property in Miami, please  give me a call at  (305) 793-1365 or send me a note.  From the inquiries we get from our Blog,  I may well already have a buyer for your house.

If you’d like to stay updated on Miami Real Estate and receive my blog posts directly into your inbox, subscribe here.

There is a SECRET SCIENCE to  Pricing and  Selling your House!   Price  it  high to allow room for negotiation?  Do you think so?  If so, you are definitely not in the minority .  Many  sellers (and worse still, realtors) think that way… although the vast majority of homes that  actually DO sell here in Miami, sell within 5-10% of their  asking price.

Buyers who don’t do their homework  waste time submitting offers on OVER  priced property…  and don’t  recognize the gems!  They make low offers on anything and everything, and loose out to the savvy buyer who is well informed about market value… and ready to pounce.    As a seller, not only is it counterproductive to price a house high, but doing so  can position you to chase-down the market…   

Pricing a property above market value encourages procrastination on the part of a buyer.     ”Shoppers” (as opposed to  ‘buyers’ )  will submit  low-ball offers regardless …   infuriating a seller.

Pricing  your house competitively will encourage offers.  The tools are all there for you:  Through “Facts and Trends”, on EWM.com, or  through MiamiRealEstateCafe.com, buyers and sellers (both)  can access current sales statistics  throughout Miami Dade and South Florida.  You can check sales data and price per square foot,  sift through types of property (single family homes/condos),  location, areas,  looking back weeks or months,  pulling specific  property sizes or price ranges. The internet:  an invaluable tool!

A knowledgeable Realtor can provide you with recent sales, property values in your neighborhood, properties currently under contract to close,   expired listings (often as a result of being overpriced), tax history and appraisal figures,   comparable homes currently listed for sale (and therefore competing with you for buyers),  current market values and conditions,  and pricing  guidelines.

Although the amount a seller “ wants”  is  relevant,  pricing should be based on value and market conditions to get the top sales price.  A seller’s wants or needs are secondary to what the market will bear.   A buyer will pay according to what they can afford, their perceived value,  and the amount their lender will finance based on the appraised value.  Comparable  recently SOLD homes impact appraised values in the neighborhood.   Pricing a property ABOVE the appraised value  necessitates finding a buyer  who is not only willing to pay cash, but  who is also willing to overpay.  Believe me, a ”for sale” sign in your yard, and buyers traipsing through your house  week after week, gets old fast.  Price it correctly. Create a ’buzz’… with prospective buyers vying for the opportunity!   There’s a different (positive) energy when value and price  mesh! Buyers  make better (solid) offers  on well-priced homes,  knowing (fearing!) that someone  else will  outbid them …   and grab it .  In my experience,  competitively priced homes sell for more money than their overpriced counterparts (who add wiggle room to negotiate)!

Who isn’t looking for a ’deal’?  Regardless of how you price your house, you  WILL get  ridiculously low offers.  Why?   Some buyers think  they ’should’,  especially in a  ’buyer’s market’.   Others want to give it a whirl.    Some  have misconceptions … are minimally motivated …or are just shopping!   Expect that.   But… by pricing it right,  you’ll attract buyers… both right buyers and wrong buyers.   REAL BUYERS  will  understand the market and  the value of your property. The only buyer who matters is the REAL buyer … and that’s the one you want!

17761 SW 112 Pl

Looking for a house to accomm0date more than a family of four is easy enough these days.

Finding a place with 5 bedrooms  if you’re budget and credit scores are high, still easy enough. Houses for sale in SW Miami Dade are still plentiful, though they’re disappearing much quicker now and competition for each is growing.

Finding a home with 5 bedrooms  under $200,000 can take some work.

Today, from Flagler St. down to SW 344 St., (Palm Dr. in Homestead) and east of Krome Ave there are 8 homes for sale with a minimum of 5 bedrooms for $200,000 or less, that aren’t a short sale.

Out of the 8 available…

• 5 advertise a bedroom count different than what’s on the tax roll
• 2 have maintenance fees (HOA)
• 2 can’t be financed – cash only
• 1 has only one bathroom

17761 SW 112 Pl: $159,500.00

http://www.floridarealtors.org/ToolsAndSupport/MarketingResources/Introduction-To-Social-Networking-with-Mark-Porter.cfm

As a Managing Broker I have seen so many different types of people enter the field.

The Worrier : they have done the same thing over so many times and still do not think they know what they are doing. They continually doubt themselves and thus, their customers may doubt them due to the fact that they are always doubting themselves.

Don’t get me wrong I think what we do as realtors is very important & serious business. We deal, in most cases, with the largest purchase & investment a person will make in their lifetime.  My only observation is that the continual doubting and worrying by the agent makes the customer nervous. So I ask you when does the doubting end?

When do you know you know what you are doing? How would you feel going to a doctor that was worried about what he was doing? I don’t think you would go to that doctor. So the same goes for the customer who feels their agent is insecure and not able to fully support them through their transaction.

Now on the other hand….

The Warrior :  Their attitude is I don’t care what I don’t know just let me out of here so I can work with customers!The Warriors are those agents that don’t know what they don’t know ! Many times they don’t care either ! (Which is pretty scary!)

They are so eager to work with the customers that they skip the training and hit the streets customers in tow !  The customers don’t know, they don’t know, they trust them because their confidence and their ability to work with them is their greatest skill.

If those agents just take some time to learn the technicalities they will be super stars! Instead many times they run themselves ragged and figure they’ll deal with the important details later !

My hope for them is that  they have a strong manager that will slow them down just a bit and assist them in learning the basics, so, that they can  assure that all those deals will close with the least amount of complications possible !