Tuesday, April 1, 2025

Winston Salem | Frequently Asked Real Estate Questions - Buyers, Sellers and Investors

 

Winston Salem Real Estate

Here are some of the **most frequently asked real estate questions**, along with concise answers to help buyers, sellers, and investors:


### **For Buyers**  

1. **How much house can I afford?**  

   - Lenders typically recommend spending no more than **28-36% of your gross income** on housing. Use a **mortgage calculator** to estimate based on income, debt, and down payment.  


2. **What’s the difference between pre-qualification and pre-approval?**  

   - **Pre-qualification**: A rough estimate based on self-reported finances.  

   - **Pre-approval**: A lender verifies your credit, income, and assets, giving you a stronger buying position.  


3. **How much should I put down on a house?**  

   - Conventional loans usually require **5-20% down**, but FHA loans allow **as low as 3.5%**. A **20% down payment** avoids private mortgage insurance (PMI).  


4. **What are closing costs, and how much are they?**  

   - Typically **2-5% of the loan amount**, covering fees like appraisal, title insurance, and taxes.  


5. **Should I buy now or wait for prices to drop?**  

   - Market timing is difficult. If you find a home you love and can afford, buying sooner may be better than waiting for uncertain price drops.  


### **For Sellers**  

6. **How do I determine my home’s value?**  

   - A **comparative market analysis (CMA)** from a realtor or an **appraisal** provides the most accurate estimate.  


7. **What repairs should I make before selling?**  

   - Focus on **curb appeal, minor fixes (paint, leaks), and kitchen/bath updates**—major renovations don’t always pay off.  


8. **How long will it take to sell my house?**  

   - Depends on the market, but the **average is 30-60 days** (faster in hot markets, slower in buyer’s markets).  


9. **Do I need a real estate agent to sell?**  

   - While **FSBO (For Sale By Owner)** is an option, agents help with pricing, marketing, and negotiations, often securing a **higher sale price**.  


10. **What’s the best time to sell?**  

   - **Spring and early summer** are peak seasons, but low inventory in winter can also attract serious buyers.  


### **For Investors & General Questions**  

11. **Is real estate a good investment?**  

   - Real estate can provide **cash flow, appreciation, and tax benefits**, but it requires research and management.  


12. **What’s the 1% rule in rental properties?**  

   - Monthly rent should be **at least 1% of the purchase price** (e.g., a $200K home should rent for $2,000/month).  


13. **What’s the difference between a buyer’s and seller’s market?**  

   - **Buyer’s market**: More homes for sale, lower prices.  

   - **Seller’s market**: High demand, low inventory, higher prices.  


14. **How do I negotiate the best deal?**  

   - For buyers: **Get pre-approved, research comps, and be flexible on closing dates**.  

   - For sellers: **Price competitively, highlight upgrades, and consider incentives**.  


15. **What are the biggest mistakes to avoid?**  

   - Buyers: **Skipping inspections, overextending budget**.  

   - Sellers: **Overpricing, neglecting repairs**.  

   - Investors: **Underestimating expenses, not screening tenants**.  



Thursday, March 27, 2025

Winston Salem | When Can a Landlord Evict You: A Quick Guide

Winston salem Property Management

Carolina Living Real Estate offers helpful information courtesy of:  Service Members Civil Relief act.   While the site is specific to active service members, it also explains general eviction reasons.

Sometimes, things don’t go according to the original plan. You sign a lease agreement only to realize months later that you can’t afford to make payments or other circumstances lead you to get evicted from the property.

But when can the eviction process commence? We’ll discuss the legal timeline for eviction to take place.

Below are subjects summarizing these common reasons for evictions.  You can click anywhere in the link to get the full article. 

Sunday, March 2, 2025

Wonderful Home In Winston Salem Just Listed

 Under Contract in Under a week!

Winston Salem Real Estate

4605 Olivine Lane - Pfafftown Lane
List price - 434,900

All Brick home that offers 4 bedrooms, 2.5 bathrooms and a large loft area. Reagan Point is a neighborhood tucked away in the highly convenient Pfafftown area. The rock fireplace with natural gas logs in the living room is beautiful. This kitchen is spacious with a large island to host and open to living room. The primary sits on the main floor with an attached bathroom with a large tub and walk-in shower. Upstairs find 3 additional bedrooms with walk in closets, a full bathroom and a loft area for flex space with 2 additional closets for storage. You will find a screened in porch to enjoy a warm cup of coffee. The backyard is flat and fenced. Just 2 miles from Regan High School!

Offered by Carolina Living Real Estate and Roby Robertson

More pictures at Realtor.com

Wednesday, February 26, 2025

Winston Salem | Roby Robertson Your Realtor For Life

Roby Robertson - Realtor / Property Manager



Contact Info

Mobile 704 451 7051]

Email carolinalivingrealestate@yahoo.com   

**Professional Summary**  

Licensed real estate professional with 21+ years of experience specializing in residential properties in the Greater Winston Salem and Lake Norman areas. Consistently ranked in the top 15% of agents for sales volume, with a proven track record of closing over $50M in transactions. Skilled in negotiation, market analysis, and client relationship management.   Also built a successful Property Management Business in 2006 that operates in Winston Salem and Charlotte areas.   


**Key Skills**  

- Real Estate Sales and Negotiation  

- Market Analysis and Pricing Strategies  

- Client Relationship Management  

- Property Marketing  

-  Excellent at communication through all phases of transactions.

- Property Management Proficiency with numerous clients.   Many clients are 10+ years satisfied. 


**Professional Experience**  


**Real Estate Broker**  

*Carolina Living Real Estate   

*January 2005 – Present*  

Century 21 - Lake Norman

*January 2003 – Dec 2005*  

- Closed over $25M in residential real estate transactions.  

- Consistently ranked in the top 15% of agents for sales volume in the region.  

- Created long lasting relationships with clients, resulting in many client referrals repeat business.  


**IT Consultant**  

*Various IT Consulting Firms ( VA., NC)*  

*Feb 1980 – December 2002*  

- Traveled throughout the US assisting corporations with various IT projects


**Education**  

**East Carolina University**  

*Greenville, NC 

**Bachelor of Fine Arts (BFA)**  

*Graduated: December 1979*  

**Awards and Achievements**  

- Rookie of the year C21 Lake Norman 2003  


**Professional Affiliations**  

- National Association of Realtors (NAR)  

- NC Association of Realtors (NCAR)  


Sunday, February 23, 2025

Winston Salem Real Estate - Sellers Frequently Asked Questions

winston salem real estate


 Here’s a comprehensive FAQ for real estate sellers to address common questions and concerns:

As always:   Have any questions, please feel free to ask me here (Roby Robertson email)

### **General Questions**

1. **How do I determine the value of my property?**

   - A professional appraisal or a comparative market analysis (CMA) from a real estate agent can help determine your home’s market value. Online tools like Zillow or Redfin can provide estimates, but they may not be entirely accurate.


2. **Should I sell my home myself or hire a real estate agent?**

   - Selling your home yourself (FSBO) can save on commission fees, but a real estate agent can handle marketing, negotiations, and paperwork, potentially securing a higher sale price.


3. **What costs are involved in selling a home?**

   - Common costs include agent commissions (   NOTE: remember sellers are not required to pay buyers agent commissions and the amounts are always negotiable)!   Revenue stamps paid by seller is (contract price  / 1000) x 2.  Misc. costs associated with attorney ( few hundred dollars ) and any agreed upon repairs.


4. **How long does it take to sell a home?**

   - The timeline varies based on market conditions, location, and pricing. On average, it takes 30-90 days from listing to closing.

### **Preparing to Sell**


5. **What repairs or upgrades should I make before selling?**

   - Focus on curb appeal, minor repairs (e.g., fixing leaks, patching walls), and cost-effective upgrades like fresh paint or updated fixtures. Avoid over-improving; not all upgrades provide a good ROI.


6. **Should I stage my home?**

   - Staging can make your home more appealing to buyers by highlighting its potential. It’s especially helpful in competitive markets.


7. **Do I need professional photos?**

   - Yes, high-quality photos are essential for online listings, as most buyers start their search online.  I use professional photographers.


8. **How do I set the right listing price?**

   - Work with your agent to analyze comparable homes (comps) in your area and consider market trends. Overpricing can deter buyers, while underpricing may leave money on the table.

### **Marketing and Showings**


9. **How will my home be marketed?**

   - A good agent will use a mix of online listings, social media, open houses, and professional photography to attract buyers.


10. **How do I prepare for showings?**

    - Keep your home clean, decluttered, and well-lit. Consider leaving during showings to make buyers feel more comfortable.


11. **What if my home isn’t getting offers?**

    - Reevaluate your pricing, marketing strategy, and condition of the home. Consider making adjustments or offering incentives.

### **Offers and Negotiations**


12. **What should I look for in an offer?**

    - Consider the offer price, contingencies (e.g., financing, inspection), and the buyer’s financial qualifications.  Due Diligence Fee may be key!  


13. **Can I reject an offer?**

    - Yes, you can reject or counter any offer. Your agent can help you negotiate terms that work for you.


14. **What is an escalation clause?**

    - An escalation clause automatically increases a buyer’s offer if there are competing bids, up to a specified maximum.  We do NOT use these!


15. **What happens if the appraisal is lower than the offer?**

    - The buyer’s lender may not approve the loan for the full amount. You can renegotiate the price, ask the buyer to cover the difference.

### **Closing the Sale**


16. **What is the closing process?**

    - Closing involves signing documents, transferring ownership, and paying fees. It typically takes 30-45 days after accepting an offer.


17. **What documents do I need to provide?**

    - Common documents include the deed, property tax records, title report, and any disclosures required by law.


18. **What are seller disclosures?**

    - You must disclose known issues with the property, such as structural problems, pest infestations, or environmental hazards, as required by law.  Also, mineral and gas rights disclosure is required in NC.


19. **How are closing costs split between buyer and seller?**

    - Sellers typically pay negotiated agent commissions and transfer taxes, while buyers cover loan-related fees and title insurance. This can vary by location and agreement.


20. **When do I get paid from the sale?**

    - You’ll receive the proceeds from the sale after deducting fees and paying off any existing mortgage. This usually happens after closing and sale is recorded at courthouse. 

### **Tax and Legal Considerations**


21. **Do I have to pay taxes on the sale of my home?**

    - If you’ve lived in the home for at least 2 of the last 5 years, you may qualify for a capital gains tax exclusion ($250,000 for single filers, $500,000 for married couples).


22. **What if I’m selling an inherited property?**

    - You may owe capital gains tax on the difference between the sale price and the property’s value at the time of inheritance.


23. **Can I sell my home if it’s in foreclosure?**

    - Yes, but you’ll need to act quickly. A short sale may be an option if you owe more than the home is worth.  Working in conjunction with bank is imperative.


### **Special Situations**

24. **What is a short sale?**

    - A short sale occurs when you sell your home for less than the amount owed on the mortgage, with the lender’s approval.


25. **Can I sell my home while it’s rented?**

    - Yes, but you’ll need to coordinate with your tenants and follow local laws regarding notice and showings.


26. **What if I need to sell quickly?**

    - Consider pricing competitively, offering incentives, or selling to a cash buyer or investor, though this may result in a lower sale price.


27. **Can I back out of a sale after accepting an offer?**

    - Backing out can have legal and financial consequences. Consult your agent or attorney before making any decisions.

### **Miscellaneous**


28. **What is a home warranty, and should I offer one?**

    - A home warranty covers repairs to major systems and appliances. Offering one can make your home more attractive to buyers.


29. **What happens if the buyer backs out?**

    - If the buyer backs out due to a contingency (e.g., inspection or financing), you may keep their due diligence funds and Ernest monies if after due diligence date and relist the property.


30. **Should I sell before buying a new home?**

    - This depends on your financial situation and market conditions. Selling first ensures you have funds for a new purchase, but you may need temporary housing.



Friday, February 21, 2025

Winston Salem Real Estate - Buyers Frequently Asked Questions

Winston salem real estate


As always:   Have any questions, please feel free to ask me here (Roby Robertson email)

Here’s a comprehensive FAQ for real estate buyers to help guide you through the home-buying process:

### **General Questions**

1. **What should I consider before buying a property?**

   - Budget (including down payment, closing costs, and ongoing expenses).

   - Location (proximity to work, schools, amenities, and safety).

   - Type of property (single-family home, condo, townhouse, etc.).

   - Future resale value and market trends.

   - Your long-term goals (e.g., staying for 5+ years or flipping the property).


2. **How do I know if I’m ready to buy a home?**

   - You have a stable income and good credit score.

   - You’ve saved for a down payment and closing costs.

   - You’re prepared for the responsibilities of homeownership (maintenance, taxes, etc.).

   - You plan to stay in the area for several years.


3. **What’s the difference between pre-qualified and pre-approved?**

   - **Pre-qualified**: A lender gives you an estimate of how much you might borrow based on basic financial information.

   - **Pre-approved**: A lender verifies your financial details and provides a formal commitment for a specific loan amount.


### **Financing Questions**

4. **How much do I need for a down payment?**

   - Typically, 5%-20% of the purchase price, but some loans (e.g., VA or USDA) may require 0% down.


5. **What credit score do I need to buy a house?**

   - A score of 620 or higher is generally required for conventional loans. FHA loans may accept scores as low as 580.


6. **What are closing costs, and how much are they?**

   - Closing costs include fees for appraisal, title insurance, taxes, and more. They typically range from 2%-5% of the loan amount.


7. **Should I get a fixed-rate or adjustable-rate mortgage?**

   - **Fixed-rate**: Interest rate stays the same for the life of the loan (good for long-term stability).

   - **Adjustable-rate (ARM)**: Interest rate fluctuates based on market conditions (may start lower but can increase).


### **Home Search Questions**

8. **How do I find the right property?**

   - Work with a real estate agent.

   - Use online platforms (e.g., Zillow, Realtor.com).

   - Attend open houses and explore neighborhoods.


9. **What should I look for during a home inspection?**

   - Structural issues (foundation, roof, walls).

   - Plumbing, electrical, and HVAC systems.

   - Signs of pests or water damage.

   - Overall condition of the property.


10. **What’s the difference between a buyer’s agent and a seller’s agent?**

    - A **buyer’s agent** represents your interests, while a **seller’s agent** represents the seller. It’s recommended to have your own agent.


### **Offer and Negotiation Questions**

11. **How do I make an offer on a house?**

    - Your agent will help you submit a written offer, including the price, contingencies (e.g., inspection, financing), and proposed closing date.


12. **Can I negotiate the price?**

    - Yes, you can negotiate based on market conditions, the home’s condition, and comparable sales in the area.


13. **What happens if my offer is rejected?**

    - You can submit a higher offer, remove contingencies, or look for another property.


### **Closing and Moving Questions**

14. **What happens at closing?**

    - You’ll sign all legal documents, pay closing costs, and receive the keys to the property.


15. **How long does it take to close on a house?**

    - Typically 30-45 days, but it can vary depending on the loan type and any issues that arise.


16. **What should I do before moving in?**

    - Set up utilities (electricity, water, internet).

    - Change your address with the post office.

    - Schedule movers or rent a truck.

    - Deep clean the property.


### **Post-Purchase Questions**

17. **What ongoing costs should I expect as a homeowner?**

    - Mortgage payments, property taxes, insurance, maintenance, and utilities.


18. **How can I increase the value of my home?**

    - Make upgrades (kitchen, bathroom, landscaping).

    - Keep up with regular maintenance.

    - Improve energy efficiency.


19. **What if I want to sell my home in the future?**

    - Work with a real estate agent to list your property.

    - Consider market conditions and timing.

    - Prepare your home for sale (staging, repairs, etc.).


### **Miscellaneous Questions**

20. **Should I buy a home in a seller’s or buyer’s market?**

    - In a **buyer’s market**, there are more homes for sale than buyers, which can give you more negotiating power.

    - In a **seller’s market**, demand is high, and you may face competition and higher prices.


21. **What are HOA fees, and should I avoid them?**

    - HOA (Homeowners Association) fees cover shared amenities and maintenance in certain communities. Review the HOA rules and fees before buying.


22. **Can I buy a home with bad credit?**

    - It’s possible, but you may face higher interest rates or need a larger down payment. Consider improving your credit score first.


23. **What if I change my mind after buying?**

    - Once you close, you’re legally bound to the purchase. However, some states have a “cooling-off” period for certain transactions.

If you have more specific questions, feel free to ask! Working with a trusted real estate agent and lender can also provide personalized guidance.

Winston Salem | Looking for Local Events?



If you're looking for events in Winston-Salem, NC.  Here is a good source to find what you are looking for!

Especially while it is winter, we are all looking to get out of the house!  😏😏😏

Below is some information that you can continue to check back to obtain updated events calendar for Winston Salem!

Visit the Website: Go to https://www.visitwinstonsalem.com/events.

The website allows you to do all of the following:

  1. Browse Events: The site likely has a calendar or list of upcoming events. You can filter by date, category (e.g., music, food, arts), or location.

  2. Search Feature: Use the search bar if you're looking for something specific.

  3. Sign Up for Updates: Many tourism websites offer newsletters or alerts for upcoming events.

As always if you are looking for real estate information, please do not hesitate to ask me.

You can call the number on the website and/or email carolinalivingrealestate@yahoo.com