Winston Salem | Before Buying A Home, Be Sure To Do ALL 5 Of These…

Thank you for this information from one of our favorite closing attorneys

Contact Roby for all your real estate needs. There is always no obligation consultation available.

What Do Property Management Companies Charge around Winston Salem?

Roby Robertson Owner Carolina Living Real Estate

Property managers typically charge a fee for handling the day-to-day operations of managing a rental property. The fees can vary depending on the services they provide, the location of the property, and the type of property being managed. Here's a breakdown of what you can expect:

1. Management Fee (Monthly):

• Typical Range: 8% to 12% of the monthly rent.   Carolina Living has an 8% starting rate!

• This is the fee the property manager charges for handling the day-to-day tasks like finding tenants, screening applicants, collecting rent, coordinating maintenance, and managing the property's financials.

Example: If the property rents for $2,000 per month, the management fee would be between $160 and $240.  

2. Leasing or Placement Fee:

• Typical Range: 50% to 100% of one month's rent.  Carolina Living does NOT charge for this.

• This fee is charged when the property manager finds a new tenant. It often includes marketing the property, showing it to prospective tenants, and handling the lease signing.

Example: If the property rents for $2,000 per month, the leasing fee might be anywhere from $1,000 to $2,000.

3. Maintenance Fees:

• Property managers often coordinate maintenance and repairs, but they may charge an additional fee for managing these tasks. This fee could be a flat rate or a percentage of the repair costs (typically around 10%).   Carolina Living Does NOT charge to dispatch maintenance vendors.

Example: If a repair costs $500, the manager might charge $50 for coordinating the job.

4. Renewal Fees:

• Typical Range: $100 to $300.  Carolina Living does NOT charge for this.

• When a current tenant renews their lease, the property manager may charge a renewal fee. This is often lower than the leasing fee, as less work is involved in renewing an existing tenant.

5. Eviction Fees:

• Typical Range: $300 to $500 (or higher).  Carolina Living Pays for this out of Tenant Security Deposit.

• If the property manager has to initiate an eviction process, they may charge an additional fee for handling the legal steps, paperwork, and court appearances.

6. Other Miscellaneous Fees: Carolina Living does NOT charge for this.

• Advertising Fees: If the property manager uses a paid service to advertise your property, they may charge you for those costs.

• Inspection Fees: Some managers charge for periodic property inspections (e.g., for move-in, move-out, or regular property checks).

Overall Costs:

For a typical single-family rental, property management fees often fall between 10% to 15% of the monthly rent, considering the combined leasing and management services. For multi-unit properties or commercial real estate, the fees can sometimes be lower (around 5% to 8%) since the work involved might be less per unit.

Things to Keep in Mind:

• Negotiability: Many fees are negotiable, especially if you have multiple properties or are willing to sign a long-term contract.

• Services Included: Always clarify what services are covered under the management fee. For example, some property managers may include maintenance coordination, tenant screening, and rent collection in their base fee, while others may charge extra for these services.

• Hidden Costs: Be cautious about "hidden fees" that might be tacked on for things like handling late rent payments or preparing detailed financial reports.

Are you thinking about hiring a property manager, or just curious about the costs involved? If you’re managing rental properties yourself or want to find ways to negotiate a better deal, I can offer more tips too!

Winston Salem | Mastering the Move: How to Create a Moving Out Timeline That Won’t Drive You Up the Wall

Moving out is one of those life moments that walks the fine line between exciting and exhausting. 

Whether you’re relocating for a new job, moving in with a significant other or just craving four walls painted your color, one thing’s for sure — chaos is the last roommate you want. 

Enter the glorious, sanity-saving moving-out timeline. A well-crafted moving-out timeline isn’t just a pretty checklist. Rather, it’s a strategic plan, a roadmap, a holy grail for keeping your head on straight while packing up your life. 

With the right schedule, you’ll dodge last-minute disasters, maximize your deposit return and maybe even have time to breathe. Without further ado, let’s break down how to create a stellar moving out timeline that covers all your bases without breaking your spirit.

Get the rest of the article and steps to follow, read the rest of the article moving out

Thinking of moving?  Contact me if you need any help.  No obligation consultation!

Winston Salem - New Kitchen Trends for Your Home

 

What’s Out for 2025 in Kitchen Design

The NKBA report calls out these fading styles:

• All-white and all-gray kitchens are giving way to more earthtone kitchen hues, like greens and browns.
• Overly minimalistic, impersonal designs are being swapped out for lived-in, layered spaces.
• Uniform finishes and match-everything designs are being pushed out for textured materials and bolder colors.

Read the rest of the article with recommendations at Nar.Realtor

As always, please feel free to Contact me for a no obligation consultation.

Winston Salem | New Listing - Great Starter Home For Sale

 4958 Pinewood Rd.  Winston Salem 27105

  

SOLD IN TWO DAYS!

Great starter home or investment property!

Professional pictures are coming at end of week.   

This is a nice 3 bedroom 1 bath home with huge yard.

1 car carport with 2+ parking spaces

List price $180,000

HVAC is approx. 6 years old

Check out the map of it's location.

More to come... contact us if interested.

Winston Salem | Consumer Guide: Preparing to Sell Your Home

 

Information courtesy of Roby Robertson and National Assoc. Of Realtors

Do I need to have my home inspected before putting it up for sale? 

No, a pre-sale inspection is not required. However, an inspection can be used to identify potential issues in your home that you can consider repairing before showing your home to potential buyers and use as a differentiator for your property. If you choose to conduct a pre-sale inspection, an inspector will assess your home’s condition, including its structure, exterior, roof, plumbing, electrical systems, heating and air conditioning, interiors, ventilation / insulation, and fireplaces. It may also include tests for problems that can affect human health like mold, radon gas, lead paint, and asbestos. Sometimes buyers may also conduct their own inspection as a contingency in their purchase agreement. If you uncover possible issues that may appear during a buyer’s inspection, you will have time to make any necessary changes that could impact your home’s asking price. You should also talk to your agent about disclosure requirements in your state if a pre-sale inspection uncovers an issue.

What should I do if something in my home needs to be fixed or replaced soon? 

If something in your home requires a significant repair—such as a roof, a system such as HVAC, or an appliance like a dishwasher or washer / dryer—you should determine how much the repair will cost, even if you do not plan to fix it before selling the home. These estimates will help sellers determine the costs that buyers might take into consideration when negotiating a purchase agreement.

Am I required to make any cosmetic updates to my home before putting it up for sale? 

No, but you may want to clean the windows, carpets, lighting fixtures, and walls, and store away clutter before showing your home to potential buyers. Sellers may also look for ways to improve “curb appeal”—how the home looks to a potential buyer when viewed from the street—by updating aspects such as landscaping, the front entrance, and paint jobs. These steps may help improve the home’s appearance in photos, which can play an important role in attracting potential buyers.

Do I need to provide information about appliances that will stay in the home after it’s sold? 

You should locate warranties, guarantees, and user manuals for the furnace, washer / dryer, dishwasher, and any other appliances or systems that will stay in the house with a new buyer. It is recommended that you find these items now to avoid any lost paperwork causing an issue with a potential buyer when you reach the time of finalizing, or “closing,” the transaction.

What does it mean to stage my home? 

Staging is the process of cleaning a home and temporarily filling it with furniture and decorations that may help buyers better see themselves living in the home. While it is not required, some sellers may work with a stager to focus on certain key areas of their home that are important to buyers. Some agents may also include staging in the services they provide you.

Practices may vary based on state and local law. Consult your real estate professional and/or an attorney for details about state law where you are purchasing a home. Please visit facts.realtor for more information and resources.

Winston Salem | Consumer Guide: Buyer's vs. Seller's Market

 

Information here courtesy of National Association or Realtors.

Call me to discuss your real estate needs.  Never any obligation!

The real estate market constantly shifts, and knowing whether conditions favor buyers or sellers can help you make smarter, more confident decisions. Here’s how to recognize which type of market you’re in and what each means for you:

What is a buyer’s market?

A buyer’s market is when there are more homes for sale than there are people looking to purchase a home. With a greater selection of homes on the market and less competition, buyers typically have more time to shop, negotiate better terms, and may even see price reductions or other purchase incentives.

What is a seller’s market?

In a seller’s market, there are fewer homes available than there are buyers looking to purchase a home, creating a competitive environment where bidding wars and quick sales can be common. While sellers can often secure higher prices and more favorable contract terms, preparing the home properly and setting a strategic asking price at the outset are still key to attracting strong offers and ensuring a smooth closing.

How can you tell which market you’re in?

The market type you are in is usually reflected through the pace of sales, how many homes are available, and how close the sale price of a home was to its listing price. In hot markets, homes may sell within days, often well above their asking price. In slower markets, listings stay active longer and require more negotiation. An agent who is a REALTOR® can advise you on these trends in your specific market and help you interpret how they affect your goals.

What should buyers do in a seller’s market?

Buyers facing heavy competition should come prepared with a mortgage pre-approval letter, move quickly when a good listing appears, and make strong offers. Waiving contingencies or offering flexible closing terms can also help strengthen your offer. Especially in fast-moving markets, setting a firm budget and walkaway point beforehand helps to ensure you don’t overextend yourself when the process gets competitive. When selecting a buyer’s agent to help you, be sure to ask these ten questions to ensure you are working with the agent who is the best fit for your needs.

What should sellers do in a buyer’s market?

When there are more homes than there are interested buyers, sellers should look to prioritize ways of making their property stand out. This could include competitive pricing, investing in curb appeal or staging, and being flexible on timelines or terms. While it may take longer to sell, a well-presented and appropriately priced home can still draw strong interest even when the overall pace of sales slows. Consider asking potential seller’s agents these ten questions to better understand how they can help you maximize your home’s appeal.

Can market conditions change quickly?

Yes—markets can quickly shift due to interest rate changes, job growth, seasonal trends, or shifts in consumer confidence. What was a seller’s market last year could easily become more balanced, or even buyer-friendly, within months. Staying informed about local trends helps you better anticipate these changes and adjust your strategy accordingly.

Should I wait for a better market?

Trying to time the market perfectly can be difficult. In most cases, personal factors—such as lifestyle changes, financial readiness, or long-term plans—are more important than short-term market fluctuations. If you’re prepared, working with a trusted professional can help you navigate conditions as they are and make the best possible decision for your future.

Practices may vary based on state and local law. Consult your real estate professional and / or an attorney for details about state law where you are purchasing a home. Please visit facts.realtor for more information and resources.