List By Owner On The MLS

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For years, extremely knowledgeable home sellers, people like commercial real estate agents, real estate attorneys, and former residential agents would contact their friends in the residential real estate business, asking them to cut a deal. "Just put me in the Multiple Listing Service (back then it might have been referred to as the Multi-List) for a small fee and I will handle all the work," they would say. Occidentally the residential real estate agent would oblige, although they would want to keep the arrangement secret from their full paying customers. Although the home seller did not have a way to directly list their property on the MLS, they were able to gain access through their Realtor friend. The Realtors would not, however, offer something like this to the general public.

In recent years, there has been so much demand for this type of service that real estate agents have realized that it may be a viable business to focus on this niche exclusively. Flat fee real estate brokers effectively unbundled their services by charging a base listing fee for the listing and offering upgrades that a customer could pay for, for instance, signs, lockboxes, and virtual tours. These money saving programs are becoming increasingly popular for one reason, they work. Many sellers close escrow on their properties having saved thousands or tens of thousands of dollars.

Home owners need to understand what "by owner" listing on the MLS is. First, the listing is not technically "by owner" at all, since anytime you list with a broker, even a flat fee broker, your property is no longer considered for sale by owner or FSBO. It is treated like any other listed property on the MLS. Buyer's agents find the property in their custom search process and show the property knowing that a particular compensation level will be paid by the seller at closing in the event that their buyer purchases the property. The "by owner" concept is useful, however, in understanding that the owner is in control of their own listing. They can decide how shows will be handled, when to hold open houses, and how they want to negotiate. For some sellers, simply having control over their listing is their main motivation for a flat fee MLS listing; the money they save is an added bonus. They can price the property how they see fit. They can hold firm to a particular price, or come down on price to make the sale happen. Since money is saved in agreements, they often will walk away netting more money in their pocket. Some sellers like that they can answer their cell phone for all prospective buyer and Realtor phone calls instead of worrying about those calls being unanswered.

Listing by owner on the MLS, flat fee listing, flat fee MLS, or whatever the may may be, has grown in the last few years and continues to grow even in a down market. Preserving one's equity is important to homeowners regardless of market condition. After all, when a Realtor sells his or her own property, they usually do it themselves, offer a commission to a buyer's agent on the MLS (often 2.5 or 3%), and save thousands in the process. Homeowners want to list their own properties in this same fashion, and thankfully now have the option.

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Source by Donald Plunkett

Selling "By Owner" Can Be Done, With Some Free Help

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The words "For Sale By Owner" are probably the oldest words uttered in the real estate world. There was a time a few years ago when a home owner could sell their home without much help. In fact, there was a time where a home would get multiple offers within a few days of placing the sign on the front lawn.

Well those days are gone and it's something that you are going to have do deal with if you are selling your home today. Now I am not going to lecture you about the value of hiring a Realtor to sell your home. I will let them do that, it's what they do best any ways. I wanted to give you, the home owner, a few tips on where to get some help for free.

If you are seriously considering putting your home on the market you must understand that you are going to compete with other sellers to get that buyer to walk into your home and eventually buy it. The best way to do this is to first understand what your home is worth. You could get a certified appraisal which would cost you a few hundred dollars or you can go online to sites like zillow.com. Now remember that this will give you a "ballpark" figure on your home's worth. It's a start and it will help you see what others sold their homes for.

Next thing you need to do is tell everyone about your home. That can get expensive. Understand that you are one of hundreds or maybe even thousands of sellers trying to sell their homes today. You need to really get the word out. Here's my advice and as quirky as it may sound it is good advice. TELL EVERYONE YOU KNOW! I mean it. Tell your neighbors, co-workers, church members, relatives, the mailman, and the neighborhood busybody, you know the one who is always telling everyone about everyone else's business.

There are a multitude of sites that will charge you to advertise your home and the prices range from 29.99 all the way up to a few thousand dollars. There is one site, however, that is absolutely free. [http://www.MyFizbo.com] will allow you to post your home for sale and they do it absolutely free. They will also let you advertise it for as long as it takes to sell your home. The site is linked to many websites including Google and Yahoo to name a few. It's the only place that you can legally advertise for nothing. All they ask is that you put in a kind word on their behalf when talking to others. They get paid by the advertisers on their site so it keeps it free for people selling "by owner."

Well good luck and do not give up. Do not quit. Your house, if priced right and advertised well enough, will sell. I promise!

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Immobilienmakler Heidelberg

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Source by Jorge Ginzo

Why Both Buyers And Sellers Should Use A REALTOR

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Whether you are considering buying, or selling a home, one of your first, and often, most important decisions, is selecting the best agent, to represent you. Buyers can either use an agent, as a Buyer Representative (or Buyer's Agent), while homeowners will create a relationship, with a Listing Agent. The first decision is to avoid, what is often the trap, of trying to go – it – alone, and attempt to sell, as a FSBO (For Sale By Owner). While you can do so, remember, you are not a real estate professional, do not possess the many resources and networks, and statistically, will generally have less luck / success. While a homeowner may believe he will save on commissions by trying to sell it by himself, in most instances, buyers have few, if any benefits, from not using the services of a real estate agent. A REALTOR (R) belongs to the National Association of Realtors, as well as his state and local associations, which insist upon a higher Code of Ethics, and provide Multiple Listing Services, which create far more exposure to your property.

1. Real estate professional; reasonable: Seek an agent who exhibits the highest degree of professionalism, integrity and ethics. Listen carefully to the ideas, and ask yourself if it is a reasonable approach.

2. Experience; ethics: Realtors emphasize experience and expertise, and the associations, generally provide an opportunity for agents, to network productively, share ideas, and become better! Ethics must be far more than mere rhetoric, and sometimes requires some teeth , and the Code of Ethics of the National Association of Realtors, clearly spells – out, what is, or is not, ethical!

3. Agency; attention: Every potential buyer must be informed, upfront, who the agent represents. Is he a Buyers or Sellers Agent? While both should provide honorable, legal, ethical service, a Buyers Agent will pay more attention to the buyer, because he has a client relationship, with him!

4. Listen; learn: Real estate, and individual markets are constantly changing, and / or evolving. An experienced agent will listen to his client / customer, and learn the needs, goals, and abilities (financialally), so as to be able to make the best recommendations. While individual states often regulate Continuing Education, Realtors have access to all the courses and facilities of the national, state and local organizations.

5. Timely; taxes; themes; technology: What impact may real estate taxes have on the saleability of a particular house? Can they be grieved ? Does the agent do things in a timely, well – considered manner? It's no longer your Mama's Real Estate Business , which means, seek an agent who is tech – savvy, and uses technologies, to best serve your needs. Realtors are exposed to the latest and greatest technologies, on a constant basis!

6. Options; organized: Does not it make sense, to keep your maximum number of options, open and available? Would not you prefer using someone, who is prepared, ready and organized?

7. Reality / real world; representation; real estate: Seek agents who will focus their representation on you, and your best interests, using the best techniques, contacts, etc, to get the job done! Real estate, and the transactions needed, are often complicated and / or confusing to the lay – man, and then, use a Realtor, who has a firm grip on reality, and the real world!

The objective of most homeowners is to sell their home at the best possible, available price, in the shortest period of time, and with a minimum of hassle! Buyers want to find a home that meets their needs, that they would enjoy living in, and they can afford. Does not it make sense to take advantage of the services of a REALTOR, to help you reach your goals?

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Immobilienmakler Heidelberg

Makler Heidelberg

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Source by Richard Brody

FSBO – Sell Your Own Home – Why Not Give it a Try?

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So, you're thinking of selling your own home, but you're just not sure where to start, or if you can do it.

Before you go any further, answer just one question … What do you have to lose by trying to sell your own home?

Given the fact that you could save between $ 6,000 and $ 24,000 in commission fees, is not it worth a try? In doing so, you will not hurt your future chances of selling with a realtor, if that is where you absolutely end up. In order to sell your home there are two key undering factors that have to be met:

1. You must price your home correctly
2. You must find a qualified and interested buyer

There are a couple of ways to get the answer to number 1. You can get an appraisal of your home. That will cost $ 200- $ 600 depending on where you live. Often times this appraisal will include comparable sales of homes like yours in your area.

However, we will assume that you are trying to save money, so it might make sense to leverage some of the tools on the internet to give you a means to price your home. There are many sites available to help with this, but there are two prominent sites where you can get a rough appraisal of your home, as well as comparable sales. They are listed below:

www.zillow.com
www.homegain.com

There, you now have the first half of the selling equation. Now you need to find a qualified and interested buyer. Again, keeping your budget in mind, we will leak the power of the internet. If you've never used Craigslist.com before, it is a FREE site which allows individuals to sell almost anything. You sincerely need to create an account, and then create your ad.

When creating your ad, be sure to include all of the pertinent information regarding the specs of your home. For example, # of bedrooms, bathrooms, sq. footage, acreage of land, school district, etc. Try to include a paragraph description of your home which uses adjectives to give your house 'life', and to entice your potential buyers.

Another free means of promoting your home is to send an email to everyone you know. It should announce your intention to sell your home, and include similar information as what you included in your Craigslist ad. Be sure to mention to your email recipient that they can forward the email. Perhaps you could create some incentive like $ 500 to the ultimate referrer.

You can accomplish all of this in one day, and have your home listed with potential interest coming in almost immediately. Why not give it a try. Set a deadline – say 3-4 months? If it does not work out, then move to the traditional sales channels for marketing houses, such as a realtor.

What do you have to lose … besides a big commission?

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Immobilienmakler Heidelberg

Makler Heidelberg

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Source by Andy Arnold

For Sale By Owner – You Can Do It!

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Need to sell your home? In today's market "for sale by owner" may be the best way to sell. Trust me, it does not take a rocket scientist to be successful at selling your own home. The information in this article may provide you with in-site you may not have had before. You can do it yourself!

Prepare your home for buyers. New paint helps and is not expensive. Make sure it is clean, clean, clean. Most important and most over looked by sellers, you need to get rid of the clutter, inside and out. Less is more! Rent a storage facility or have a garage sale but get rid of the clutter. Less furniture makes a room look larger. Over stuffed closest are a real turn off to buyers who ALL want plenty of storage space. Get rid of all the nick knacks.

We all know how important curve appeal is. Get those yards cleaned up, front and back! Remember, an appraisal has pictures of the back yard as well as the front. I know this sounds silly but a junky back yard tells an underwriter a lot about your home's interior and maintenance routine. A buyer may over look it but the appraiser and lender do not.

Next, get a home inspection performed. An inspector will check the structure and systems in your home. He may find things you are not aware of. It is better to find and repair these issues before the buyer's inspector does.

Make sure you price it right. Spend the money to get a professional appraisal performed by a HUD approved appraiser. Do not rely on a real estate agent's market analysis. These are seldom accurate and many times an agent will just blow smoke by telling you what they think you want to hear.

Go sit down with your local mortgage broker. He has a wealth of knowledge you need to take advantage of. Most mortgage brokers have free FSBO programs that will help you immensely. It is important that you know what your costs will be based on the type of loan the buyer acquires. Did you know that a VA loan could cost you much more in closing costs PLUS home repairs that probably are not required by other loans? Will your home qualify for a FHA loan without making very costly repairs? If you are on a tight budget and need every possible dime out of the sale of your home you may want to negotiate in the contract that the buyer gets conventional financing.

A mortgage broker will also teach you the critical areas you need to watch in the sales contract. He may even provide you with blank contracts and other state mandatory disclosures required when you sell your home. Most brokers will even create your home flyer and more important, your financing options flyer. Perspective Buyers want to know two things: how much will my payments be, and how much money do I need to pay down plus closing cost.

You should list your home on a "For Sale By Owner" web site. I want to caution you here. A lot of these sites try to charge you a lot of money for things that do not / will not help sell your home. Homebuyers DO NOT spend hours searching "For Sale By Owner" web sites. They work with real estate agents, read the papers, and drive on the streets in the neighborhoods they want to live in.

The advantage you get by listing your home on the Internet is that you put the URL in your newspaper ads, your flyers, and on your yard sign. Then when a buyer drives by your house or sees your ad they can go on the Internet and see pictures, amenities, and the price. If your house fits their needs and their budget, they will call you. If not, it is less of a bother for you. It can be very frustrating to let lookey-loo's in your home week after week. Do not you really only want really interested buyers at your door? There are many free FSBO websites on the net. Check it out.

With all this said, the rest is just common sense. You Can Sell It Yourself!

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Immobilienmakler Heidelberg

Makler Heidelberg

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Source by Connie Sanders

Selling Your House? Competing Against Short Sales? 3 Things You Can Do to Maximize Your Sale Price

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It's a tough time to sell your home in this market. You are competing with bank owned homes and short sale properties that have driven down home values. What can you do to compete and maximize your sales price?

The first thing you need to do is recognize your competition. By that I mean basically what condition are the homes in your area?

REO's and short sales are almost always in some sort of disrepair or in need of deferred maintenance. One of the things that you can do is make sure your home is in the best condition that you can afford to make it. A fresh coat of paint, landscaping, new appliances, new carpet or if the carpet is still in good condition, a good carpet cleaning will all give you an advantage over the bank owned and short sale homes. Be sure to keep your home clean and tidy. Do any dishes before you go to work. Make the beds every morning. Pick up pet waste if you have animals. Mow the lawn and trim the shrubs and bushes. Buy some inexpensive room scent wicks to make you home smell good. Buy some flowers and put them in vases in a couple of rooms in the home. These small things will make potential buyers feel your home has more value than the competition.

The second thing you can do is to offer a buyer assistance with their financing.

Again, the bank owned and short sale homes either do not have the ability or the desire to assist a buyer with financing and or closing costs. One way to maximize your sales price is to offer to "buy down" an interest rate for a buyer. This can be done in several ways, but as an example, if the going rate for a 30 year fixed loan is 5%, the seller could offer a loan at 3% for the first year of the loan, 4% for the 2nd year of the loan, and then the 3rd year through the 30th year would be at 5%. The buyer gets to use the initial interest rate to qualify for the new loan, thereby being able to purchase a more expensive home. Another option to maximize your sales price is to offer to pay some or all of the buyers closing costs. A good number of buyers in this market are first timers, have good income but are short of closing costs.

These buyers typically are willing to pay more for the home if the seller is willing to contribute to the closing costs of the buyer. So while the seller will incur costs to "buy down" a rate or pay for closing costs, my experience has been that when the dust settles, the seller comes out ahead.

The 3rd thing a seller can do to maximize their sale is to be creative with financing. If there is a loan on the property currently, offer to have the loan taken subject to the existing terms and conditions. There are a lot of buyers out there who have had their credit harmed over the last few years. A buyer can bring in cash to the loan to close the escrow. For example, if the agreed upon purchase price is $ 400,000 and the existing loan is $ 325,000, the buyer would need $ 75,000 plus their closing costs to close escrow. But there is no qualifying for the existing loan and the number of buyers that are looking to get into the market is huge. There is no appraisal so as long as the buyer and seller agree on a purchase price; the seller can again maximize their profit.

The only potential issue is there is a due on sale clause in the deed of trust that could be called the existing lender so choose. This should be fully disclosed to all parties prior to entering into a purchase agreement. Along those same lines, if the seller does not need the equity from the sale, another option is seller financing. Again the seller can maximize his profit by agreeing to carry a 2nd deed of trust. This would give the seller income as well. It would not be far-fetched to ask for an interest rate of 7 or 8% in today's market and considering the interest that the banks and financial institutions are paying on saving accounts and CDs This is a very good rate of return.

While some of these ideas may not be conventional methods to market your home, you need to think out of the box. Long gone are the days when you could put a sign in your front yard and sit back and wait for a buyer to come along. It is dog eat dog out there right now and the seller that uses all the marketing strategies to their benefit is going to be the victor!

Was ist meine Immobilie wert

Immobilienmakler Heidelberg

Makler Heidelberg

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Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
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Source by Bill De Ridder