Make Dollars out of Scents

Spruce up the Aroma of Your Home to Sell

When homebuyers walk into a home for sale all five senses are actively scanning the environment. The sense of smell can send a strong message to the brain while the brain is busy formulating a first impression.

Regardless of your home’s appearance, an unpleasant odor can turn buyers away. At the same time, pleasant aromas can invoke feelings of comfort, relaxation, happiness and peace.
Carefully selected scents can actually help you get more dollars out of your home when combined with other staging methods. We have experience in creating just the right setting to present your home for sale. Feel free to contact us for a no obligation consultation and tips to make your property even more desirable.

1. Dirt Stinks.

Let’s face it, no matter what kind of candle, spray or air freshener you use the fine scents will not cover up the smell of an unclean environment. The first smell to create is a clean smell. Don’t use overpowering industrial cleaners that leave strong scents behind. Even those scents are sometimes undesirable.
    •     Wash walls, baseboards, and floors
    •     Leave no dirty dishes in the sink or on counters
    •     Clean the garbage disposal regularly
    •     Keep trash cans empty
    •     Clean toilets regularly
    •     Eliminate all signs of mildew and mold
    •     Dust often
    •     Avoid smoking indoors
    •     Never leave dirty diapers in the house
    •     Keep laundry clean and put away
    •     Keep pets outside or keep litter box clean and fresh for indoor cats

2. People are Sensitive to Smells

Once your house is smelling clean and fresh, be very careful about the scents and methods of distributing those scents. Many people have allergies to spray air fresheners. Other people simply feel overpowered by the scent of a strong burning candle. Still others may associate certain smells with negative memories or experiences in their lives. Strong, overpowering smells may be offensive and may make buyers suspicious you are trying to cover up a bad smell.

3. Natural, Subtle Scents are Best

Play it safe by creating an atmosphere of natural scents and smells.

Place fresh, fragrant flowers in strategic locations throughout the home for a subtle, natural scent. Flowers from your own garden are wonderful! If not available, fresh flowers from the grocer will do just fine.

Consider whipping up a batch of fresh chocolate chip cookies as your guests arrive to create a homey feeling. Maybe you could choose the day of their visit to put a nice stew in the crock pot.
Creating just the right ambiance in your home when staging it to sell could net thousands more in the final sales price. Remember, don’t over do it. Natural is best.

5 home improvement ideas for under $5000

You may not necessarily be looking to buy a new home or sell your current home, but since your home is an asset, it’s important to occasionally spend some time and money on low-cost improvements. You don’t always have to spend tens of thousands of dollars on a project to improve the enjoyment and increase the value of your home.

Here are 5 home improvement ideas that will cost less than $5,000.

1. Replace the carpet. Is your carpet old? Do you hate the color? Is it in poor condition? It will costapproximately $200-$300 per room to replace the carpet in your home. You could also replace the carpetwith hardwood floors for approximately $1500-$2000 per room, depending on the materials you use andthe size of the room.

2. Update your bathroom. You could spend around $15,000 for a complete bathroom remodel, or youcouldspend less than $5,000 by just updating one or two things in your bathroom to make it moremodern. The average cost of swapping out a regular tub for a jetted tub will cost between $1,500 and$4,000. You couldalso update your sink for around $1,500. Other low-cost ideas to improve yourbathroom:
    •    Add a new mirror and faucet.
    •    Replace the floor.
    •    Add shelves and sconces.
    •    Update your current showerhead.
    •    Install heated towel bars. These usually cost about $100 each.
3. Paint. One of the most affordable home improvement projects is a new paint job. It’s also a simpledo-it-yourself project. A new coat of paint can provide an updated look to any room. You can even pickyour color from designer swatches, but have the paint department in your local home improvement storemix a more affordable, custom mix for you.

4. Update your home technology system. Connecting your home systems to be controlled by a singleremote control used to be a lot more expensive than it is now. From approximately $500 to $5,000, youcan wire your home systems to:
    •    Remotely control lighting, air conditioning, and heating;
    •    Monitor your home via video and sensors for security purposes;
    •    Control your audio systems including your stereo, TV, and computer.

5. Organize your home. Organizing your home can make a big difference in its appearance as well asyour own sanity. Consider building organization systems in your closets, pantries, garage, or storage areascustomized to fit your needs. The price for this ranges vastly depending on how you decide to customizeyour organization systems, but it can be relatively inexpensive and will make your life much easier.

Can I Submit Multiple Offers on Different Properties

Many homebuyers find themselves trying to decide on multiple homes. Sometimes a home might be a short sale and the homebuyer knows that the process can take some time or the offer might even be rejected. Some homebuyers are afraid they’ll miss out on a property they love while waiting on a counter-offer on a property they REALLY love.

So, can you submit multiple offers on several different properties?

First, it’s important to note that the laws in each state are different. The first thing you’ll want to do is ask an attorney about the laws in your state.

Next, realize that if you are under contract to purchase a home, that contract is legally binding, and breaching that contract can have its ramifications. The liability for breaching a contract depends on the language of the contract. It is possible to submit offers that will not bind you legally by simply just making an offer. Just be fully aware and discuss your contract with both your attorney and your real estate agent. Many contracts offer a 10-day inspection period that allows a buyer to immediately cancel the contract if they disapprove of items discovered during the inspection period. While this isn’t merely a way for you to get out of your contract, it may be an option for you.

Be aware of any lender’s addendums, especially for bank owned properties. These may contain language that shortens or eliminates the inspection period.

If you happen to have multiple offers accepted and you can’t get out of your contract, you will be under contract to purchase more than one home. Keep in mind that it’s always easier not to write an offer than it is to cancel a contract.

Every situation is different, however. If you plan on purchasing a short sale, it’s likely you will submit multiple offers. Because the wait period can be so long to hear back from the bank on a short sale property, and the answer can likely be “no,” some homebuyers want to make sure they have options.

If you decide to make multiple offers on several homes, make sure you are working with an experienced, competent real estate agent that you trust. Look over the contracts carefully before signing anything and discuss them with your attorney when necessary. If you don’t, you could end up losing your earnest deposit on multiple homes or even worse, be legally obligated to purchase more than one home.

If you only intend to purchase one home, it’s best to make an offer on one home at a time and avoid any potential legal or ethical issues.

If you have any questions regarding the purchase of a new home, contact us today.

Should You Buy a Distressed Property

Many houses on the market right now are distressed properties. Distressed properties include those whose owners have defaulted or are about to default on their mortgages. In many cases, distressed properties can be less expensive that comparable homes for sale.

There are a number of different types of distressed properties:

    •    Short Sale. In a short sale, the homeowner can't afford to maintain the mortgage. Rather than foreclosing on the home, the lender agrees to the sale of the property for less than the balance of the loan. Short sales give both lenders and homeowners an option other than foreclosure.

    •    Foreclosure Auction. Banks and other lenders will auction off properties that have been repossessed from homeowners who have defaulted on their mortgage loans. Foreclosure auctions are usually held at public facilities such as courthouses. The auctions are generally best left to investors with cash available to spend. All bids have to be backed up with the money for the entire sale price up front. Also, houses usually purchased at an auction are purchased site unseen.

    •    REO (real estate owned) Foreclosure. When people describe a distressed property as a “foreclosure,” they are usually referring to an REO foreclosure. These are bank or lender owned properties that you purchase directly from the lender in a process that is similar to a typical home sale.

The advantages of purchasing a distressed property:

A distressed home will sometimes be priced significantly lower than it would be sold for if it were not a distressed property. That doesn’t mean all distressed homes will be cheaper than all other homes that aren’t distressed, however. If there are a lot of foreclosures in an area, prices of non-distressed homes tend to be lower, too. In some cases of distressed properties, you can offer to purchase the home for less than the asking price. There is little to no emotion involved with a seller on distressed properties since you’ll be dealing with the lender instead.

The disadvantages of purchasing a distressed property:

Distressed homes take more time and effort to purchase. They require a lot of paperwork, and you might end up waiting a long time just to have your offer rejected. Depending on the property, it may need many major repairs. Many distressed properties have been vacant for a while with no continuous maintenance. Lenders generally sell distressed homes as-is. There is often a lot of competition when purchasing distressed properties with other buyers and investors. More competition leads to higher prices.


If you have any questions about purchasing a distressed property, contact us today. We can guide you through the home buying process and help you determine if buying a distressed property is right for you.

Tips for Decorating Small Rooms

If decorated poorly, small rooms can seem claustrophobic and uncomfortable. However, there are many design and decorating tips that can make the room look bigger than it is and give the illusion of space.

Here are some decorating tips and tricks to making a small room look bigger:

    •    Choose light colors. Light colors make rooms look bigger and maximize the effect created by natural light. Dark colors make rooms appear smaller because they absorb light.

    •    Use multi-function furniture. Multipurpose furniture such as sofa beds, chest of drawers, beds with storage drawers, and extendable dining tables can all save space and help keep small rooms looking clean and organized.

    •    The more light, the better. If you can let natural light in, it will open up the room a lot. Make sure that any window coverings are sheer and/or pulled back. If there isn’t a lot of natural light in the room, adding more light fixtures will give a similar effect.

    •    Keep the room organized. Having too much clutter will make a room feel and look very cramped. Don’t cover walls with a lot of pictures. Limit the number of accessories in the room as well.

    •    Add mirrors. Mirrors give rooms an illusion of depth. Use a focal point and angle the mirrors toward it.

Debating between a townhome and single-family home

When buying a home, one of the fundamental questions you will ask yourself is whether you want a townhome or condo or a single family home. There are advantages and disadvantages to both and depending on your needs, one may be a better option for you than the other.

Consider the following when trying to decide between a townhome/condo and a single-family house:

•    Budget – Generally, townhomes and condos are less expensive than their single-family home counterparts. Because single-family houses are generally bigger than condos and townhomes, the heating and air conditioning bills will most likely be bigger as well. Determine your budget to help you decide what will be best for you financially.
   
•    Location – Do your research to make sure the location and neighborhood you’re looking at is safe and worth your investment. If you want to live in the heart of the city, a condo may be your best option.
   
•    Yard and Home Maintenance – Do you want a yard your children can play in with a garden you can maintain? Or would you rather not bother with a yard at all? When you own a house, you will be responsible for all the maintenance, so make sure that’s something you’re willing and able to take on. The bigger the property, the more it will cost to maintain.
   
•    Privacy – In a townhome or condo, there’s a good chance that you will occasionally hear your neighbors, and they’ll occasionally hear you – no matter how well the home is built. You may have to share a hallway or back or front yard as well. If you want complete privacy, a single-family home may be the best option for you. However, if you find comfort in having close neighbors, consider a townhome or condo.
  
•    Homeowner Associations – Homeowner associations include fees and shared decision-making. They help keep neighborhoods clean and help maintain home values in the neighborhood. Most of the time, townhomes and condos are part of homeowners associations. You’ll need to decide if you’ll use the amenities you pay for with your HOA fees. If you want complete control of the decisions regarding your home, consider a single-family home.
   
•    Family Lifestyle – If you don’t have any children, or don’t plan to have children for a while, a townhome or condo can simplify your life and limit maintenance you’ll have to do on the home. If you want pets, many condos and townhomes don’t permit them, so do your homework.


Cobblestone Realty, Providing residential real estate services in Jupiter, Tequesta, Juno Beach, Palm Beach Gardens and the greater Palm Beach and Martin Counties

Spring Cleaning Checklist

The arrival of spring brings with it many new projects and the time to tackle annual spring cleaning.

Here is a spring cleaning checklist that will help keep your home in great shape:

• Clean out your attic, garage, storage room, and closets. Throw away or donate unwanted items.
• Put away winter items such as gloves, boots, coats, pants, etc. to make room for a warmer wardrobe.
• Power wash the exterior of your home, windows, porch, deck, patio, driveway, and sidewalks.
• Clean outdoor furniture and light fixtures.
• Clean out gutters.
• Put a new coat of stain on wooden decks and sheds.
• Check the batteries in your smoke and carbon monoxide detectors.
• Wipe down doorframes, walls and baseboards.
• Clean out sliding door tracks.
• Lubricate all door hinges.
• Deep clean carpets or have the professionally cleaned.
• Clean under furniture and appliances.
• Dust and clean blinds and shutters.
• Dust indoor light fixtures.
• Clean out the refrigerator and freezer.
• Clean out your pantry, cabinets, and drawers and discard expired spices and other food.
• Reseal and repair grout in bathtubs and showers.
• Go through medicine cabinets and safely discard any outdated medications.
• Wash and dry shower curtains and liners.
• Rotate and/or flip mattresses and clean comforters, bed skirts, and pillows.
• Wash or dry-clean rugs.

 

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5 Natural Ways to Eliminate Household Odors:

1.    Sprinkle baking soda on your carpets and/or rugs. Leave the baking soda on the carpet for 1-3 hours then vacuum it out.
   
2.    Place 1-2 dryer sheets in your trash bin to soak up those garbage odors.
    
3.    To freshen up a smelly sink or garbage disposal, pour 1-2 cups of lemon juice in the sink and down the drain. Let it sit for 30 minutes before rinsing it out.
    
4.    Remove the smell of burnt food and other kitchen odors by adding a half cup of vinegar to one quart of water and allowing it to simmer on the stove for 5-10 minutes.
    
5.    Eliminate odors from your freezer by soaking a cotton ball in vanilla extract. Swipe it all around the inside of your freezer to get rid of those leftover freezer food smells.

Top 5 Mortgage Tips for First-Time Homebuyers

When it comes to qualifying for a mortgage for the first time, the process can seem a little intimidating. However, if you are prepared and know what to expect, the process can go much more smoothly with little delays in processing and paperwork.

Mortgage lending standards are different now than they were five or six years ago. Securing a mortgage loan can take some time – even months – so start the process early, so when you find the home you want, you will already be on your way to securing a loan.

Here are the top 5 mortgage tips for first-time homebuyers:
  
    1.    Get your finances in order. Make sure you know what you can afford. Get out of debt, and save enough for both your down payment and any closing costs or fees associated with the closing. Also, pull your credit report so there are no surprises when the lender reviews it. Even small issues with your finances can keep you from getting the best mortgage rates or even securing a loan.
   
    2.    Gather all necessary documentation. There is a lot of documentation required when applying for a mortgage loan. You will need the at least the following: Your last two W2 forms, the last two months of your bank statements, the last two years of your income tax returns, and the last two months of your check stubs. There may be more that your lender needs, but if you have the above-mentioned documents organized and ready during your first meeting with your lender, it can avoid a big delay in the process trying to track these documents down.
   
    3.    Get pre-approved. Work with a lender you trust to determine how much you can afford and what your monthly payments would be. A pre-approval is different from prequalification. A pre-approval letter shows that your lender evaluated your complete financial situation and credit history and determined an acceptable loan amount for you. The pre-approval letter puts you in a stronger position to make an offer on a home. It can be a good negotiating tool, if necessary.
  
    4.    Leave your credit alone. While going through the process of searching for homes, do not open any new credit cards or installment loans. Do not purchase a new car or anything else you may have to finance. Make sure all your bills are paid on time, especially during this period. You lender will likely pull another credit report before closing, and if there is any negative information that was not there before, it can adversely affect your ability to close on your new home.
  
    5.    Do not buy more home than you know you can afford. Only you know your financial limits. Just because you qualify for a $400,000 home may not mean you should purchase a $400,000 home. Spending too much on a home can leave little money left for bills, maintenance, emergencies, savings, and even fun things like vacations. Typically, most lenders suggest that you spend no more than 28% of your monthly income on a mortgage.

House Hunting: Open Houses

For some potential homebuyers, open houses provide a way for them to start making a list of what they like and what they don’t. Often, open houses provide a casual environment to determine how online photos translate into the real world. For other homebuyers, open houses provide opportunities to see many homes with their real estate agent without setting up appointments with all the different sellers.


 If you choose to visit open houses, here are three ways to ensure that you don’t waste any time during your house hunt when you visit open houses.

    1.    Prepare in advance. Make sure you do your research and have a plan. Know what homes you are going to see and what order you’ll see them in. This will save a lot of time and potential headaches. Discuss your plan with your real estate agent in advance.
    2.    Take notes and compare properties. Right after you visit an open house, take some time to write down notes about the home. Identify property features, initial impressions, concerns, what you like, and what you don’t like. Don’t rely solely on your memory. You can view 10-20 houses before you start finding those you would consider buying, and often, you’ll want to go back and review a home you’ve visited. Once you’ve completed your open house tour for the day, compare your notes about the properties you saw. Discuss what you liked and didn’t like with your real estate agent.
    3.    Ask questions while visiting the open house. Don’t automatically assume that you can get all the information you need just by walking through the home. Ask the person on-duty if they are the listing agent and can answer questions you may have. Ask questions such as:

-       How long has the home been on the market?
-       Have the owners received any offers? If so, why were those offers rejected?
-       Why are the owners selling the home?
-       What amenities and/or furniture are being sold with the house?
-       What other costs are associated with owning the home (i.e. HOA fees, etc.)?

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When do you need a real estate lawyer, and what does it cost?

Lately I have had a large number of home-buyers come to me after the 10-day cooling-off period in their offer has expired. When I ask why they waited, I get one of two standard responses: “I didn’t think I needed a lawyer until it was time to close,” and “The sales agent told me I didn’t need a lawyer until it was time to close.” Wrong on both counts – get a lawyer early!

A lawyer must advise you at the time you make your offer, and it is critical that you see a lawyer before your deal is firm. It is important that your lawyer explains all the costs you will face, and the potential changes and delays you may encounter. Insist on this, and if you don’t get what you want or need, see another lawyer. Lawyers are service providers, just like anyone else, and as the customer, you should get the necessary information to make an educated decision. There is a clothing retail chain that I remember in Florida that has a slogan which sounds sort of like, “An educated consumer is our greatest asset.” This holds true for much of life and seeing as a home is one of the most important purchases you will ever make, it’s your job to become an educated consumer.

Okay, what about that lawyer? First of all, you are going to pay the fee – whatever the amount the two of you agreed upon. You did of course have a pre-agreed fee, didn’t you? Then there is the list of disbursements. Disbursements are those monies expended by your lawyer on your behalf which are necessary to properly search and seal the deal. Be careful, it is here that someone may try to take advantage by charging large fax, mail and photocopy fees. Make your lawyer justify all expenditures that don’t make sense.

Disbursements are generally between $450 and $650, and include such things as electronic searches, registration, execution searches, title insurance, cheque certification, status certificates for condos, and more. Don’t forget about the applicable taxes.

Generally speaking, your first meeting with your lawyer should be free until the time you retain him or her as your lawyer. Retain? What that simply means is “hire.” Make sure the retainer agreement is in writing and that it sets out all of the services the lawyer is going to perform and what the lawyer’s and staff’s hourly rates may be if they perform services in excess of those included in your “package price.” Make sure you get a disbursement list with suggested maximums so that you have something to work from in your budgeting. When you retain your lawyer, you want the same certainty you would get in any contract.

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20 Questions Homebuyers Should Ask Themselves

When you start the home buying process for the first time, you will generally start with a “wish list.” You generally add everything you could possibly include in your dream home. Many experienced real estate agents usually find some inconsistencies in these wish lists. For example, you want a home close to the city but in a safe, suburban area. Or possibly you want an old Victorian home with new amenities, but your budget may not include extra funds to update anything in the home.

It’s important to be honest with yourself about what you really need, what you want, and what you can honestly afford. Sometimes it can be difficult to decipher between wants and needs. Here are 20 questions to ask yourself when looking for your first home.

1. What can I truly afford? Have I set my budget?
2. How many bedrooms do I need? How many children do I currently have, and how many more do I plan on having?
3. Do I need a basement or an attic?
4. How close to work do I need to be? Do I hate driving in traffic? Do I use public transportation frequently?
5. Do I want to care for a yard and/or garden or do I want a maintenance-free yard?
6. Do I have frequent guests? Will I need an extra guestroom or bathroom?
7. Do I want a special playroom or area for my kids?
8. Will my children walk to school, take a bus, or will I have to drive them?
9. Do I need a garage? Will a covered parking space suffice?
10. How far away is the closest grocery store?
11. What is my favorite form of recreation and how far do I have to travel to do it?
12. How far away do my extended family and close friends live? Do I want to be near them?
13. How much work am I willing to put into the home? Do I have the time?
14. How much money do I have in my budget for the utilities and extra amenities?
15. What kind of floor plan do I want?
16. Do I want to live in a new neighborhood or an established one?
17. How much storage will I need?
18. How far away is my house of worship?
19. What is the crime rate and history of the neighborhood?
20. Do I own a boat, RV, ATV, snowmobile, camper, etc. and have easy access to locations to use these?







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Is your property photo ready?

COBBLESTONE REALTY



So, the asking price for the property has been agreed upon and every room is edited and de-cluttered. The property is staged and the architectural features are highlighted – not the lovely assortment of figurines that have been collected over the years. Now the property is ready to be photographed and marketed. This is one of the most important details when listing a property for sale, because if the photos are not fantastic, no one will show up to see your house in person.



Everyone looking to purchase a property is looking at the photos online first. The pictures need to accurately represent each room. Wide-angle photography is perhaps the most deceiving. Of course, it has its place in small rooms like washrooms, dens or home offices. But often, wide-angle photography completely distorts not only the furniture, but the actual space in the room. Any linear features in the room will be “warped” like hardwood floors, tiles, patterned carpets and even cabinetry. These lenses can make an arm chair look like a sofa. The interior of a small property looks like a 5,000-sq.-ft. home. All in all, a turn-off to potential buyers who show up and see something completely different than what they were expecting.



A photograph taken on a normal setting will show the space in a truer form. Take photos showing the transition from room to room if possible. This allows the buyer to get a feel for the flow of the property. And remember to turn on all the lights and lamps, even if you are taking the photos during the day.



When shooting your photos, consider what is in the forefront. Ensure each piece of furniture is as visible as possible. Stand in a corner of the room because often, the shots taken at an angle are better than those taken head-on.



I cannot stress this enough: please clean and tidy each room. I actually saw a photograph online that had a blue recycle bin – yes, the one from the back lane – in the kitchen. The same property was represented online with unmade beds, piles of dirty laundry, and the ever-decorative overflowing ashtrays strewn throughout every room.



Remember, the first impression is the only impression, so make it count!

3 Suprising Things Buyers Look For

 Posted By: Cobblestone Realty

When listing your home, you always think of the essential things such as the number of bedrooms, bathrooms, square footage, and obvious amenities. However, there are certain things that many buyers look for that sellers often forget to mention in their listings and marketing materials.
Here are three surprising things buyers look for when purchasing a new home that you should consider if you are selling your home:
    1.    Storage and organization. Most first-time home buyers have been used to renting and having limited storage space that they are so excited to get into a home where they will finally have a clutter-free area to store their items. If you have extra storage space, organized closets and/or pantries, or other built-in storage amenities, it’s worth mentioning in your home’s marketing materials.
    2.    Energy efficiency and “green” living. Many energy efficient features are very budget friendly for homebuyers. Homebuyers understand that utility costs are additional to the purchase of their home, and it’s something they will consider in their budget. If your home has dual paned windows or new insulation, mention it. If you are including energy efficient appliances in your home, mention it. There are many buyers who are attracted to “green” environments, so if you have a “green” home, many homebuyers will appreciate it.
    3.    Updated design and colors. When you’ve lived in your home for over 10 years, you often get used to the design and colors you chose 10 years ago. When selling your home, remember that you are selling to a new audience. Update your colors, but keep them neutral. Update any outdated or kitschy design elements you have. Hiring a home stager is a great investment and can help you sell your home faster and make it more appealing to new homebuyers.

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