Winston Salem Area| To Sell Or Not Sell Your Home In The Current Market

 

Do You Find Yourself Asking This Question?

It can be very confusing when you look at the news, Zillow Zestimate ( egads!) or listen to friends.  I understand.

Hey, it’s Roby  Robertson! 

If you’re looking to sell your home and move to a new place in the coming months, I’ve just opened up slots in my calendar for free consultations so I can help you prepare for what’s to come. 

Some things I will discuss with you at no obligation:

1.  What is the price range your home would sell for?

2.  What are the real numbers with homes that have sold in this range.   We can determine if buyers are really out there.

3. Are there lender incentives that can assist buyers with purchasing a home with interest rates where they are.  

4. What does your home need to be ready for market?

Click - Property valuation: to set up your time to speak with me. 

If someone here in Winston Salem wanted to buy your home, would you consider selling it? 

The benefits: 

1. Get a free home value estimate 

2. Get clarity on your financial situation in this new economy 

3. See what's possible for you and your family if you decide to sell your home.

This is not just a sales pitch.   You truly have no further obligation. 

Winston Salem| What is a Material Fact when selling Your Home?

Helpful Information from Your Winston Salem Realtor!

A material fact is ANY fact that could affect a reasonable person’s decision to buy, sell, or lease.

What are the four categories of material facts? 

The four categories of material facts are: 

• facts about the property itself;

• facts that relate directly to the property; 

• facts directly affecting the principal’s ability to complete the transaction; and 

• facts that are known to be of special importance to a party

One of the confusing things about this category are items that relate to the property but not directly a part of the property!

Facts that relate directly to the property 

This category includes factors that are external to or outside of the property that affect the use, desirability, or value such as: 

• a pending zoning change, • existence of restrictive covenants, 

• plans to widen a street, or 

 • plans to build a shopping center adjacent to a property. 

How can zoning affect a property? 

Zoning classifications will ultimately affect how a property can be used by a client/customer. For instance, zoning classifications affect whether or not a property is considered residential, mixed use, or commercial, etc. Therefore, brokers must analyze the zoning classification of a property to determine whether or not the property can be used for the intended purpose for which it is purchased. For example, if a client/customer purchases a lot with the intent to construct a home, the broker would need to ensure that the lot is zoned for residential purposes. 

How does the existence of restrictive covenants affect a property? 

The existence or nonexistence of restrictive covenants is a material fact. However, the specific restrictions within the covenants become material facts when they are of special importance to a party. For example, if restrictive covenants exist for a property, the covenants may prohibit a property from having certain animals, an in-ground swimming pool, and/or the parking of commercial vehicles in the neighborhood. 

If these covenants do exist, they may affect how desirable the property is to future buyers. Therefore, brokers must disclose the existence of restrictive covenants, advise consumers on where to obtain a copy, and recommend consumers seek legal advice regarding the applicability of the covenants. It is not the broker’s responsibility to interpret the covenants.  

Thinking of Selling Your Home?   Visit www.RobyRobertson.com

Disclosure when selling Your Home! Winston Salem

The NC Real Estate Commission analyzed all of the disciplinary cases published in the eBulletin for 2020-2021, to determine the most common violations under License Law and Commission rules. Although the Commission does not have formal categories for cases, some cases fall into more than one category which results in brokers having multiple rule violations 47% of all violations were related to disclosure of material facts. These can result in disciplinary action and/or civil litigation for both agents and clients! Below is from a recent discussion in continuing education 

“See No Evil, Say No Evil” (see note at end) Jake, A broker with A+ Realty, meets with Peter, a property owner, to provide a listing presentation. During the meeting, Peter says that he recently had a home inspection that indicated water leakage in the basement walls and crawl space, but that he has ordered no further inspections to verify the issue or determine repair needs. Jake tours the property and observes no moisture or standing water. Peter decides to list the property with Jake. On the Residential Property and Owners’ Association Disclosure Statement, RPOADS, Peter selects “No Representation” to all of the questions. Throughout the listing period, there is no visible evidence of moisture or water, so Jake does not mention Peter’s inspection report to any of the prospective buyers. 

 1. Did Jake fulfill his duties as a broker? YES/NO Answer: No. 2. Why or Why not? The answer is NO! 

 a) Although Jake did not personally observe any moisture or standing water, he still had an obligation to disclose the water leakage in the basement walls and crawl space.

 b) Because Jake has an obligation to disclose whether he personally saw any water or not. 

 c) Because the owner, Peter, already checked “No Representation” on the RPOADS.  

d) Because Peter’s completion of the RPOADS relieved Jake of any additional disclosure obligations< 

 Note: In my past experience, it was felt that an issue already repaired does not have to be disclosed. However, we learned that it is best to disclose this. Some sellers will not want to disclose as they feel it will hinder the sale. However, we believe it shows good faith and also protects listing agents (me) and my clients from any future litigation. It is up to the buyer's agent to protect his/her client by getting the repair inspected. I sure would!

Thinking of selling?   Visit. www.RobyRobertson.com

Roby Robertson, Your Realtor and Friend

I have been a Realtor and Property Manager for 20 plus years now and I feel I have been pretty successful.   Heck, making it that long in this business has been interesting and a challenge.

I  like what I do and have the intention of retiring because of that enjoyment.     However, even at my age and years in the business, I struggle with marketing decision making and growth. 

A lot of real estate is about marketing and it is so easy to throw good advertising money at bad advertising.   I have always thought about my chick flick favorite movie ‘The Notebook’ when Ryan Gosling says to Allie in a forceful way ‘WHAT DO YOU WANT’  and how I can use that in marketing.

When someone becomes a customer, I feel I can always give them what they want and do a great job for them.   With all the competition, I struggle to get that message across without sounding salesy like everyone else.   I also often wonder if it is a beauty contest since we all put our pictures on everything.   I sincerely hope not because I feel like I lose every time  up against the glamor shots and the young guns.

I will just say this.   I work hard for my clients and look out for them.   Don’t know how else to put it.