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)  

Winston Salem Real Estate - Sellers Frequently Asked Questions

 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.

Winston Salem Real Estate - Buyers Frequently Asked Questions

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

Winston Salem | What is considered normal wear and tear with regard to rental properties

Winston Salem Real Estate and Property Management

Please note that this video was originally recorded while operating are original office in Charlotte which still exists today.   However, the information is still solid today!

Let us know how we can help!

Winston Salem | What Is The Eviction Process

This is a video we made a few years ago but many of the processes still exist today. A couple of pieces of information that have changed since the move to Winston Salem! Phone - 704 451 7051 email - carolinalivingrealestate@yahoo.com Years in business of property management - 20

Winston Salem - What Does a Property Manager Do?

 

A **property manager** is responsible for overseeing and managing real estate properties on behalf of the owner. Their primary goal is to ensure the property is well-maintained, profitable, and meets the needs of tenants or residents. Here’s a breakdown of their key responsibilities:

### 1. **Tenant Management**

   - **Leasing and Marketing**: Advertise vacancies, show properties to potential tenants, and screen applicants (e.g., credit checks, background checks).

   - **Lease Agreements**: Prepare and enforce lease contracts, including rent collection and lease renewals.

   - **Tenant Relations**: Address tenant concerns, complaints, and maintenance requests in a timely manner.

   - **Evictions**: Handle the legal process of evicting tenants if necessary.

### 2. **Financial Management**

   - **Rent Collection**: Ensure timely rent payments and follow up on late payments.

   - **Budgeting**: Create and manage budgets for property operations, maintenance, and improvements.

   - **Financial Reporting**: Provide owners with regular reports on income, expenses, and profitability.

   - **Expense Management**: Pay bills, such as utilities, taxes, insurance, and vendor invoices.

### 3. **Property Maintenance**

   - **Routine Maintenance**: Schedule and oversee regular upkeep, such as landscaping, cleaning, and repairs.

   - **Emergency Repairs**: Respond to and resolve urgent maintenance issues (e.g., plumbing leaks, electrical problems).

   - **Inspections**: Conduct regular property inspections to ensure it meets safety and habitability standards.

   - **Renovations and Upgrades**: Coordinate improvements or renovations to maintain or increase property value.

### 4. **Legal and Compliance**

   - **Regulatory Compliance**: Ensure the property complies with local, state, and federal laws (e.g., housing codes, safety regulations).

   - **Insurance**: Manage property insurance policies and handle claims if needed.

   - **Dispute Resolution**: Mediate conflicts between tenants or between tenants and the property owner.

### 5. **Vendor and Contractor Management**

   - Hire and supervise contractors, repair technicians, and other service providers.

   - Negotiate contracts and ensure work is completed satisfactorily and within budget.

### 6. **Owner Communication**

   - Act as the primary point of contact for property owners, providing updates on property performance, financials, and any issues.

   - Offer advice on maximizing property value and rental income.

### 7. **Market Analysis**

   - Monitor local real estate market trends to set competitive rental rates and advise owners on investment opportunities.

### Types of Properties Managed:

   - Residential (apartments, single-family homes, condos)

   - Commercial (office buildings, retail spaces)

   - Industrial (warehouses, factories)

   - Mixed-use properties

In summary, a property manager acts as the intermediary between property owners and tenants, ensuring the property operates smoothly, remains profitable, and maintains its value. Their role requires strong organizational, communication, and problem-solving skills.

Winston Salem | What Upgrades Increase The Value Of Your home

Upgrading certain aspects of your home can significantly increase its value. Here are some key upgrades that tend to offer the best return on investment (ROI):

### 1. **Kitchen Remodel**

   - **Minor Kitchen Remodel**: Updating appliances, countertops, cabinets, and fixtures can yield a high ROI.

   - **Major Kitchen Remodel**: A complete overhaul, including layout changes, can also add significant value, though it’s more expensive.

### 2. **Bathroom Renovation**

   - **Updating Fixtures**: Replacing old faucets, showerheads, and toilets with modern, water-efficient models.

   - **Adding a Bathroom**: If your home has fewer bathrooms than comparable homes in the area, adding one can significantly increase value.

### 3. **Curb Appeal Enhancements**

   - **Landscaping**: Well-maintained lawns, gardens, and outdoor spaces can make a strong first impression.

   - **Exterior Paint**: A fresh coat of paint on the exterior can dramatically improve the home’s appearance.

   - **Front Door Upgrade**: Replacing or refinishing the front door can boost curb appeal.

### 4. **Energy-Efficient Improvements**

   - **Windows**: Replacing old windows with energy-efficient ones can reduce utility costs and increase home value.

   - **Insulation**: Adding or upgrading insulation in the attic and walls can improve energy efficiency.

   - **Solar Panels**: In some areas, adding solar panels can increase home value and reduce energy costs.

### 5. **Adding Square Footage**

   - **Finished Basement**: Converting an unfinished basement into a livable space can add significant value.

   - **Room Addition**: Adding an extra bedroom, bathroom, or living space can increase the home’s marketability.

### 6. **Smart Home Technology**

   - **Smart Thermostats**: Devices like Nest or Ecobee can make the home more energy-efficient and appealing.

   - **Security Systems**: Smart locks, cameras, and alarm systems can enhance security and attract buyers.

   - **Home Automation**: Systems that control lighting, temperature, and entertainment can add a modern touch.

### 7. **Flooring Upgrades**

   - **Hardwood Floors**: Replacing old carpet with hardwood floors can significantly increase home value.

   - **Tile or Luxury Vinyl**: In areas like kitchens and bathrooms, high-quality tile or luxury vinyl can be attractive.

### 8. **Roof Replacement**

   - **New Roof**: A new roof can be a major selling point, especially if the old one is nearing the end of its lifespan.

### 9. **Garage Door Replacement**

   - **Modern Garage Door**: Replacing an old garage door with a new, insulated one can improve curb appeal and energy efficiency.

### 10. **Deck or Patio Addition**

   - **Outdoor Living Space**: Adding a deck or patio can extend the living space and make the home more attractive to buyers.

### 11. **HVAC System Upgrade**

   - **New HVAC System**: Replacing an old heating and cooling system with a new, energy-efficient one can be a strong selling point.

### 12. **Paint and Interior Updates**

   - **Neutral Paint Colors**: Fresh, neutral paint colors can make the home feel more modern and spacious.

   - **Lighting Fixtures**: Updating old lighting fixtures can brighten up the home and add a contemporary feel.

### 13. **Basement Waterproofing**

   - **Waterproofing**: Ensuring the basement is dry and free from moisture issues can prevent future problems and add value.

### 14. **Accessibility Features**

   - **Universal Design**: Adding features like wider doorways, grab bars, and step-free entrances can make the home more accessible and appealing to a broader range of buyers.

### 15. **Home Office**

   - **Dedicated Workspace**: With the rise of remote work, a dedicated home office can be a significant selling point.

### Considerations:

- **Local Market**: The value added by upgrades can vary depending on the local real estate market.

- **Quality of Work**: High-quality materials and professional installation can maximize the return on investment.

- **Over-Improvement**: Be cautious not to over-improve for the neighborhood, as you may not recoup the costs if the home’s value exceeds the area’s average.

By focusing on these upgrades, you can enhance your home’s appeal and potentially increase its market value.

Winston Salem | Should I Get A Home Inspection When Purchasing A Home?

 

Absolutely, getting a home inspection is highly recommended when purchasing a home. Here are several reasons why a home inspection is essential:

1. **Uncover Hidden Issues**: A home inspection can reveal potential problems in the property that may not be visible to the naked eye, such as electrical issues, plumbing problems, or hidden mold. 

2. **Negotiate Better Deals**: If the inspection uncovers issues, you can use the findings to negotiate repairs or a lower purchase price with the seller.

3. **Understand Maintenance Needs**: An inspection can provide insight into the condition of major systems in the home, like the roof, HVAC, and appliances, helping you anticipate future maintenance needs.

4. **Peace of Mind**: Knowing the condition of the home can give you confidence in your purchase and can reduce the likelihood of unexpected expenses after moving in.

5. **Safety Check**: Inspections can also assess the property's safety features, such as smoke detectors and carbon monoxide detectors, ensuring that the home is safe to live in.

While an inspection typically costs a few hundred dollars, the investment can save you from costly surprises down the road. Just be sure to choose a reputable home inspector who is experienced and has good reviews. 
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I suggested these insights about home inspections considering you might be weighing your options about purchasing property. If you have a specific property in mind or other considerations, feel free to ask!

Winston Salem | How much Do I need for a Down Payment to Buy a Home

The amount needed for a down payment when buying a home can vary significantly based on several factors including the type of loan, the lender's requirements, and regional real estate market conditions. Here are some common scenarios:

1. **Conventional Loans**: Typically, these loans require a down payment of 3% to 20% of the home's purchase price. A higher down payment can often help you avoid private mortgage insurance (PMI).

2. **FHA Loans**: These loans are popular among first-time home buyers, requiring as little as 3.5% down if you have a credit score of 580 or higher.

3. **VA Loans**: For eligible veterans and active-duty service members, VA loans often require no down payment at all.

4. **USDA Loans**: Similar to VA loans, USDA loans designed for rural homebuyers can also require no down payment.

5. **State and Local Programs**: Many places offer down payment assistance programs that can help you reduce the upfront cost.

It’s essential to consider additional factors such as closing costs, potential repairs, and moving expenses when budgeting for a home purchase.

 
If you're exploring options, it can be beneficial to consult with a mortgage lender or financial advisor who can provide personalized guidance based on your situation.

Click Here if you Need Down Payment Assistance?  
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 🌟 Winston Salem - Why Choose Me as Your Real Estate Agent? 🌟

When it comes to buying or selling a home, you want a trusted partner by your side. Here’s why I’m the right candidate for you:

🔑 **Expert Knowledge**: I stay up-to-date with the latest market trends and developments. Your home is my priority, which means you'll benefit from informed decisions.

🤝 **Personalized Service**: I take the time to understand your unique needs and preferences to tailor my approach to suit you. 

📈 **Proven Results**: My track record speaks for itself. With 22+ years of experience  I’ve successfully helped clients find and sell their dream homes. Let's add your success story next! 

💬 **Strong Negotiation Skills**: I am committed to getting you the best deal possible and will advocate fiercely on your behalf.

🏡 **Comprehensive Network**: I have established relationships with local professionals from inspectors to contractors, ensuring you have access to trusted resources every step of the way.

🌐 **Multi-Platform Marketing**: Your property will get maximum exposure. I use advanced marketing strategies to showcase your home, including high-quality visuals, social media campaigns, and virtual tours.

Ready to make your real estate journey a success? Let’s connect! 

📞 Roby Robertson (704-451-7051)
🌍 www.YourWinstonSalemHome.com