Property Assessment Values compared to Actual Market Value

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In a recent post, I explained how Market Value really has very little to do with City Property Assessment Value.  That post can be found here.

To further prove the point, here are a couple of very different homes in similar neighbourhoods in East Kildonan.

City Property Assessment value:  $184,000

Home #1: a 940 sq ft bungalow, built in 1955, and having very few upgrades.  Original windows, older furnace and a semi-finished basement.  1 bathroom, original kitchen.   

City Property Assessment value:  $185,000

Home #2: 1060 sq ft bungalow, built in 1959. Upgrades include a newer furnace, windows, exterior, 2 bathrooms, and a fully finished rec room.

Although both homes had Property Assessment values which were nearly equal, they are very different homes.  But don’t just take my word for that:  Both were sold on the open market (thru REALTORS®)  and the results prove my point:  Home #1 sold for $200,000 while Home #2 sold for $225,000.

My Point?  Don’t go by “City Property Assessment Value” when trying to determine the value of a house.  Recently, a home buyer suggested that he could use this value to establish whether or not a home he was thinking of purchasing, was priced fairly.  In order to determine a fair market value for your home (or the home you wish to purchase), you need to compare it to the real estate market….  because that’s all that matters. What are BUYERS willing to pay for this home?

To answer this question and find out just how much your home is worth, call me anytime.  Also, if you’re looking to buy a house or condo, having access to accurate sold-prices is equally important to you as a Buyer.  Property Assessment Values should be used sparingly, as a guide at best.  Do me a favor?  Share this on Facebook.

Bo 333-2202

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U Need Space solves Clutter and Storage Problems

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Ok, so here is the scenario:  You’ve outgrown your current home.  That 800 sq ft bungalow was great as a starter home, but now, 5 years later, with 2 small children and a third on the way, it’s just getting a little too cramped.  Hubby’s tool collection (which he SWEARS he will put to good use soon) is filling up the basement.  You’ve just tripped over Sarah’s doll for the 4th time, and you just know… U  Need Space.

You come to the decision to sell your current home, and you’ve been watching the “Home Staging” shows on TV, or perhaps you’ve already called a professional Home Stager and received some advice.  Everything you’ve learned is telling you that, in order to get the most money for your home, you need to clean, de-clutter and perhaps even renovate a little.  What to do with all that extra stuff?  U Need Space!

U Need Space

Why have I been writing it in this fashion?  Because “U Need Space“, the brainchild of local entrepreneur William Cole of Portage Cartage & Storage, offers a unique solution to your problems.  Here is whats different about this system:

Small Size: At a compact 300 cubic feet, the home owner has the option to order as many, or as few, U Need Space containers as they require for the job.  So no need to get a “one-size fits all” container, when you only need to de-clutter one room.  Also, their compact size means that they are delivered by a small, agile forklift, which is able to pinpoint the location of each container, and get into tight spaces.

Service Options: The home owner can choose from several different options.  They can have one (or more) U Need Space containers dropped off at their current home, fill the container with the items which require storage, and then have the container delivered to the new home.  Or, if the new home isn’t ready, Portage Cartage & Storage offers climate controlled warehouse storage, which means that the filled contained will be picked up from your home, stored in the warehouse, and then delivered to your new home, once you’re ready.  As another alternative, they also offer packing service, labor included.  It’s an a-la-carte system, where the home owner only pays for the options and services he/she needs.

They even offer an on-line calculator, where the homeowner enters information on how much ‘stuff’ they need to store, and their system calculates how many U Need Space containers are required.

Disclaimer:  No, I don’t own shares in this company, but I do have a great relationship with them.  As a bonus, if you’re thinking of moving, and selling and/or buying a new home or condo, e-mail me boknowshomes@gmail.com or call me anytime.

and I can get you special rates on U Need Space containers and any other service provided.

Bo Kauffmann,  Remax Performance Realty…..  333-2202

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Improving Value without renovating or rebuilding

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photo: country_boy_shane

Thinking of selling your house or condo?  As you’ve probably heard, the spring-time is the best time to sell your home, but whether the market is hot or slow, all home-sellers want to get the most money for their homes.  For those who are just about ready to list their Winnipeg house for sale this May, several simple yet cost-effective projects can be sure-fire buyer-pleasers. I am often asked to help my clients identify areas in their home that will benefit from improvements. I like to point to some simple changes that materially help a property’s ability to compete with any other house for sale (or condo for that matter) in Winnipeg.

Here are three of my favorite inexpensive fixes:

Paint your home

Painting walls in pale neutral colours.  Freshly painted walls erase years of wear from any room. They send prospective buyers a subtle message: here is a home where your family can create your own memories.  Neutral tones are important, too. While you may personally prefer rich or bright colours, potential buyers may not. Beyond ensuring that rooms look as big, bright and airy as possible, you want potential buyers to picture spaces where their furnishings will fit in without redecorating. Pale beige or grey rooms work with furnishings of all colours, and wind up appealing to the greatest number of potential buyers.

Declutter your house or condo

Clear kitchen and bathroom countertops, consign heavy furniture to storage, and stow the kids’ toys neatly out of sight. The object is to emphasize the impression of sufficient space. When buyers visit any house for sale, they are most drawn to those where it’s easy to picture all of their belongings fitting in easily – and that takes space.

Make the home feel comfortable

You want buyers to be comfortable as they walk through your house for sale, and at the same time want to signal that heating and cooling are not going to be problematic. Have your heating and air conditioning systems serviced so that they are in efficient working order. If you have a working fireplace, have the chimney swept, and light the fire in case we run into an unexpected chilly rainy day during a springtime open house.  If the weather cooperates and the sun is shining, open windows and doors to create a nice fresh breeze. But if it’s too hot, be willing to crank up the AC!

Whenever you list a house for sale, it’s important that you put yourself in the buyers’ shoes. Ask what are the key factors you would look for, and be sure your home reflects the answers. For any and all other questions you might have about selling your Winnipeg house or condo, I’m here to help!   Call me for a free market evaluation anytime.

Home Staging on a budget: Luxury Decor without breaking the bank

Home staging will help any home owner get more money for their house or condo. Hot market or slow market, staging a home helps.

Publish Date: 02/28/2012 9:13

http://bokauffmann.com/home-staging-on-a-budget-luxury-decor-without-breaking-the-bank/

Home Staging quick tip #2: Curb Appeal

Improving curb appeal very important step in home staging. Houses and Condos in Winnipeg sell faster if proper home staging is used. Real Estate Tip.

Publish Date: 08/26/2011 9:06

http://bokauffmann.com/home-staging-quick-tip-2-curb-appeal/

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Your real estate agent uses psychology to help you sell

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photo: Ryan Wick

When you choose the Winnipeg real estate agent who will be your home-marketing partner, you are choosing someone who will need to fill many roles: marketer, stager, tour guide, negotiator. And don’t leave out another role — psychology major!  To build my kind of successful track record, a real estate agent needs to study and understand the way prospective buyers think about their search for a future home, how they are likely to react to different forms of presentation, and what builds or detracts from the value they assign to your property. It’s psychology, all right — and it’s usually an integral part of any sales or marketing success.

A good example of how psychology can affect a real estate transaction comes from a study done at the University of Texas. There they have a Real Estate Finance and Development Program. A couple of years back, they began conducting some psychological studies, and one of them used sophisticated statistical tools and a huge sample of real estate transactions.

‘New’ – Not Always Such a Good Old Word

What’s fascinating is what they discovered about using the word “new.”  A real estate agent who markets homes with phrases like “new paint,” “new carpets,” and “new roof” wound up selling them for slightly less than real estate agents who did not!

The study’s explanation is that, for homes that are not brand new, touting “all new” features seems to call attention to the fact that the items mentioned needed to be replaced. It unnecessarily opened the door to suspicions about what went wrong that made replacement necessary.

Psychology helps Winnipeg home sales

A more effective strategy might be: under-promise and overdeliver. Rather than trying to convince buyers how “new” an older home is, do the renewal work, but don’t brag about it. Then when potential buyers walk into the home, they will be impressed by the new carpets and fresh paint. It’s the approach that uber-successful Zappos company founder Tony Hsieh calls “surprise and delight.” What is effective for leading a company and retaining customers can also be psychologically effective for selling a local home.

As a leading real estate agent in Winnipeg, I am constantly reminded of how important it is to never stop learning. If you are considering selling your home and are looking for cutting-edge marketing and advice, I hope you’ll contact me for a complimentary consultation and free market evaluation.

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What to do with that spare bedroom?

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Did that 36-yr old son finally move out?  Did he get the hint when you changed the locks for a 3rd time?  Now, what to do with that suddenly spare bedroom?  Here are some suggestions of what that extra space could be turned into.  And if none of these fit, and you realize that the home really is too big, call me for a Free Market Evaluation and I’ll help you look for a nice condo in Winnipeg.

10 Spare Bedroom Solutions (via 21C Woman)

Spare bedrooms can be a challenge when you’re not sure how to put them to good use! Whether your kids have moved out and you’re left with a room that nobody uses, or perhaps you’ve been using the room for storage- it can be tricky to envision the room being functional again. Start by clearing…

 

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Preparing your Home for Showings and Sale

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There is an old saying that goes: “Your home is never more exciting than the first couple of weeks on the market”. So when you put your home on the market (and I mean the REAL MARKET, by LISTING IT with a REALTOR®), make sure that your home shows it’s best.  Because here is a bit of reality: About 80% of your total showings are going to happen in the first 5 days…… Here is why:
When you put your house on the market, there are any number of potential buyers who have been waiting for YOUR HOME. And they will rush in to see your home in the first few days, checking it out to see if it’s worth competing for. If the buyers find fault with your home, they simply move on to the next one and MAY NEVER RETURN.
So it’s very important to have your home as ‘show-worthy’ as possible. Here are a couple of simple tips to get you started:

1) Clean Clean Clean

Counters, bathrooms, carpets, lights, windows. Kitchen cupboards, sinks and the garage. Clean everything. Don’t leave buyers with a bad impression.

2) Declutter

Kitchen counters should be empty, except for perhaps those Tea-Sugar-Flour-Coffee canisters. Less furniture is better than too much. Box up everything you don’t need. You could designate a room in the basement as the ‘junk room’ and move extra stuff into there.

3) Paint

If there are any areas where the paint is fading or flaking, paint it. Stay away from the wild colors and stick to earthy, neutral tones. That “Bright Red” kitchen wall looks funky in a magazine, but is not everyone’s cup of tea.

4) Be out of the house (or condo)

During the showing, try to be out of the house.  Many buyers feel uneasy about really looking at your house, opening cupboards and looking in closets, with the home owner standing over them.  Even in this hot market, the home owners should make sure that the buyers feel comfortable and at ease.

5) Remove Pets

Not everyone loves pets….in fact, some people are allergic to them.  So its best to remove them, and in fact try to remove all evidence of them.  If you can have them stay at relatives for a few days, thats even better.

These are just a few things to get you started. If you’re looking to sell your house or your condo, call me for more advice or your Free Market Evaluation.

Bo 333-2202

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Real Estate Market report for April 2012

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For April 2012, as I do every month, I take a closer look at the  Winnipeg real estate market.  I’ve segregated the real estate market along 3 different price ranges, from ‘entry level’ homes (between $50,000 and $199,999), to ‘mid-range homes’ (between $200,000 and $399,999)  and finally Winnipeg real estate luxury homes (above $400,000).  This Winnipeg real estate market update will also report on Condo Statistics in Winnipeg.

We include listings and sales inside Winnipeg, plus the bedroom communities of E/St Paul, and Headingley.  This Winnipeg real estate market update does NOT include vacant lots, but DOES include duplexes, mobile homes, detached and attached homes and townhouses.

One of the statistics we discuss are “Inventory Levels”.  We arrive at this figure by diving the currently available homes into the number-of-homes-sold in the past 30 days.  A really hot market will report inventory levels at 1 to 2 months, whereas a ‘Buyers Market” will show inventory levels around 8 to 12 months and more.  So the lower the number, the tougher it is for buyers.

Entry Level Homes ($50,000 to $199,999)

This segment, along with the mid-range homes, is the most active in the Winnipeg real estate market.  Currently, we have 198 available listings for sale in this price range, a slight increase from the previous months’ numbers of 174.  During March, however, Winnipeg REALTORS® have also sold 181 homes in this price range (a significant increase from 135 in the previous month), resulting in an inventory level drop to 1.1 months.  In other words, if NO ONE listed their home, it would take, on average, just over 4 weeks to run out of homes-for-sale.  This is faster than the previous months, showing that we are in fact heading into a hot spring market.

Mid-Range Homes  ($200,000 to $399,999)

This is the most active segment of the Winnipeg real estate market.  Currently we have 256 listings available, also a slight increase from last months’ 126 available homes. In the past 31 days, we have sold 349 houses in this price range, (a significant jump from the previous months’ 242 SOLD) resulting in less than 3 weeks of inventory on the market.  This is an even tighter market than last month, mostly a result of brisk sales in this price range.  Whenever the sales for 1 month are higher than the numbers of available homes, you KNOW its a hot market.

Luxury Homes (over $400,000)

A decidedly slower segment of the Winnipeg real estate market are luxury homes, and over the past month, it slowed down even more.  However, when compared to other cities, even the luxury home market in Winnipeg is fairly hot.  We currently have 210 listings available in this price range, a sizable increase from last months’ 197. Winnipeg REALTORS® have sold 43 homes in this range in the past month, resulting in an inventory level of 4.9 months, as you can see, a significantly drop from the previous months level of 4 months.

Condominiums in Winnipeg

While condos are definitely NOT for everyone, here are 7 reasons why you might consider one.  Currently, we have 211 Condos to choose from,  while having sold 118 units in the past month, making inventory levels drop to around 1.8 months months, a significant decrease from March levels.
If you are looking to buy a house, or buy a condo, or thinking of selling, contact me via cell at 333-2202 or email me anytime.  I’d love to help.

Here is the graphic look at Winnipeg Real Estate Market

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Think of Bo Kauffmann as a referral ‘Connector’ to qualified professionals.

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photo credit to 'itchycam' photostream on flickr

Hard to believe, but I’ve been in Real Estate for over 7 year now.  In that time, I have met many competent people (and some not-so-much), in all types of services and professions.  Just like “Cops know the best donut shops”, so it’s fairly common knowledge that buyers of homes and condos quite often ask their REALTOR® for suggestions as to whom they should use to handle their mortgage, or handle the legal matters of the sale or purchase.  And so it should be no surprise that I have some great contacts in the mortgage industry, lawyers and home insurance brokers.  But my connections go well beyond those.  Do you need a referral for:

1) Moving and Storage Company

A have a contact as the best Moving and Storage Company in Winnipeg, which will serve not only your local move, but can handle national and international transfers as well

2)  Home Renovations

My home renovator can handle kitchen and bath renos, as well as whole home additions, and even build the entire home for you

3)  Blinds & Windowcoverings

My contact in this industry supplies and installs everything from blinds to drapery.  Great prices and fast service.

4)  Roofing and Siding

Here I can make a referral to a company which can handle just about all types of roofing and siding needs

5)  Landscaping

Does your yard need a little sprucing up, or do you require an entire makeover?  Big or small, my guy can handle it all

6)  Electrician

My electrician handles everything from knob-and-tube replacement for home, to large industrial building wirings.

7)  Home Inspector

If you’re making an offer on a house, I’ll recommend a couple of home inspectors who can take a closer look for you.

8)  Mortgage Financing

Before you shop for a new home or condo, talk with my mortgage professional to look at all your mortgage options

9)  Legal Services

My lawyer offers real estate services, as well as Last Will and Testament services and much more.

10)  Home Insurance

My Insurance Broker will shop around to make sure you get the best coverage at the best rates.

11)  Life and Mortgage Insurance

I have a contact who will discuss all your options with you, and offer you a variety of choices.

So if you’re looking to buy or sell a house in Winnipeg, or a condo, please call me anytime.  And if you require any of the above services, call me first for a referral.  If these people couldn’t get the job done, I wouldn’t be recommending them.

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Selling your home during a divorce

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credit to lambda's photostream on flickr

Homeowners sell their homes for a variety of reasons. Hopefully the reason is a happy one, such as Up-sizing the home to accommodate a growing family, or even downsizing because the kids have (finally) left the nest.

Sometimes the reason is a not-so-happy one, as is the case of divorce or separation. Even so, the end-goal should always be kept in mind: Selling the house (or condo) for as much money as possible. Here is a tip:

When couples divorce or separate, ideally the break-up should be amicable: This will likely save you a lot of money in legal fees. However, many divorces are NOT amicable, and both parties head out and get their own lawyers, which is a great idea. In addition, when it comes to selling their marital estate, the couple then seek out REALTORS® to act on their behalf…… one for the husband, and one for the wife, or, more politically correct, “one REALTOR® per spouse”.

This may be, for a number of reasons, NOT advisable. Here are a couple of reasons:

Cost

Whenever a home-owner lists the house with a real estate agent, a portion of the total commission is set aside to pay the “Listing Agent”.  This amount is always negotiable, and depends on several factors, including the value of the home, and the amount of advertising done by the Listing Agent. (By the way, this is really the ONLY method by which you should choose an agent, as the amount of advertising is the only thing the agent controls, and ultimately the only thing that sets agents apart from each other.)

So, whatever that commission amount is, IF you and your spouse insist on having 2 Listing Agents, each agent MAY charge his regular fee, thereby potentially doubling your cost.   So your listing commission MAY be higher if you utilize 2 agents. (This only makes sense, since YOUR lawyer will not likely split his fee with your spouses lawyer, for example)

2 Signs are NOT better than one

Another reason against hiring 2 Listing Agents is this: As the Seller, you don’t want the whole world to know that the reason you are selling is because you are splitting with your spouse. Having 2 “For Sale” signs in your front yard tells exactly that……and as a seller, you may not want to enter any negotiations with a buyer from a weakened position.

Most Important:  There is no good reason to have 2 Agents

2 Listing Agents won’t get you more money than 1 good agent.  Period.  Both agents are hooked up to the MLS, and since there is only 1 house to sell, it wont get twice the coverage:  Its still just 1 listing.  Here is how I look at this matter:  No matter that the other issues are, on this one issue we are (or should be) all on the same page:  Sell the house for as much money as possible.

So hire a great agent who focuses on the most important task at hand: MARKETING THE HOME.   All money received from the buyer will go thru brokers and lawyers trust funds, so a REALTOR® is NOT in a position to ‘favor’ one spouse over another, even if he wanted to.

So it does not make sense to hire 2 agents to market one property….. in fact it’s counterproductive.

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Increasing your home value before selling

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Homeowners do not want to lose money when it comes time to sell their property.   Ideally everyone wants to make money!  As the real estate market weathers sudden highs and lows, homeowners can make small, yet significant improvements to turn the resale value of their property in their favor.

Check the Landscaping

Although not always applicable in some areas, landscape maintenance is crucial. I’ve done a plethora of exterior work on Hamptons Homes, and I can tell you that it impacts value, but more importantly, its impacts the buyer’s initial impression of the home.  One of the cheapest ways to increase the property’s resale value is to plant some flowers and start a garden.  With a few seeds and some manual labor, start a small vegetable garden in the backyard and plant a flower garden in the front that provides visual appeal. However, as you start to add brick, mulch, stone or bushes, things can really start to add up. I once laid 35 feet of stone to a Hamptons Homes, and that alone cost nearly one thousand dollars.

The Florida Nursery Growers and Landscape Association provide statistics that show homeowners typically sell property faster and gain over a 100% return on investments into their landscaping.

Consider purchasing newer appliances

In older kitchens, replacing ovens, refrigerators, faucets and dishwashers with new or slightly used modern appliances can add significant value to the home.  These upgrades alone can make a kitchen look new.  Cabinets and flooring aren’t as important as long as they are well maintained and look nice.  Keep in mind also that like most HVAC systems (heating/cooling), newer appliances will also be more energy efficient. Depending on how much you spend, some are more efficient than others. For more information on annual fuel efficiency, check your AFUE rating(s).

Bathrooms are the next place to investigate.

Moderate upgrades to toilets, baths or showers can add to resale value. Extravagant spas and personalized remodels are not necessary and may not provide a complete return on the investment.  Keep the upgrades in mid-price range.

Inspect the roof and windows carefully for leaks and drafts

Keeping windows and roofs in tiptop shape is necessary to keep the resale value from plummeting.  A new roof or a new set of windows won’t help the resale value unless the upgrade is truly needed.

Spruce up the paint inside and outside

Dull, fading or chipping paint on the outside can decrease the resale value. Curb appeal really does sell.  Choose outdoor paint colors that complement the rest of the houses in the neighborhood.  If the siding of the neighborhood houses is noticeably nicer, then replacing the siding will increase the house value.  Inside, fill or patch any holes before painting.  Pick neutral colors that help future owners feel as if they could move their stuff in immediately without worrying about redecorating.

With some hard work and modest remodels, the return will be a higher resale value on the property.

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